HomeMy WebLinkAbout27 - Appendix W - Submittal Comment Responses
Plan Review - Review Comments Report
Project Name: 23263 Alpenglow Apts SP
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Response to the CONR Comments
Solid Waste Comments – Provided by Russel Ward:
1. will need to be written into building covenants that it is managements responsibility to move trash containers to the tip pad to be emptied.
Acknowledged. Please see the above narrative (Waste Management) for more details on how the site plans to manage trash.
2. tip pad will need to be heated.
A heated tip pad will be provided for all trash pickup areas. More details on trash pickup and waste management can be found in the above narrative (Waste Management) for more details.
Engineering Comments – Provided by Simon Lindley:
1. BMC 38.410.130. Water Adequacy: The development will need to satisfy the water adequacy code requirement prior to a future site plan approval. If sufficient water rights cant be provided to offsets the development's annual demand
then a cash-in-lieu of water rights (CILWR) payment will be required. The City assesses the CILWR fee at a rate of $6,000 per acre-foot. The fee determination will take place during the site plan review, however if there are any questions
or if a preliminary review is desired please contact Griffin Nielsen with the Engineering/Utilities Department directly at gnielsen@bozeman.net or (406) 582-2279. The City encourages the use of groundwater wells to supply irrigation
demands, which in turn will reduce the CILWR fee. Applicant must obtain a pre-determination from the DNRC demonstrating that a well groundwater well may be permitted under Montanas exempt appropriation or that provide the
water right documentation if existing prior to finalization of the CILWR fee determination. Finally, the City would like to make the owner aware of an available CILWR rebate of approximately 20% for residential units if high-efficiency
fixtures (toilets, washers, and shower heads) meeting the City Water Conservation Division standards are installed. The rebate would be released at occupancy and requires an agreement defining the terms and amount rebate be
finalized and executed prior to final plan approval. If the owner is interested or has any questions please reach out to Griffin Nielsen.
We will be requesting a Cash-in-lieu of water rights (CILWR). We have been in contact with Griffin Nielson with the engineering/utilities department, as part of this submittal we have included a formal
letter, appendix R.
2. DSSP Plans and Specifications Review Policy A. -Plans, specifications, and submittals for public infrastructure improvements and fire service lines must be submitted to the City Engineering Department through the engineering Project
Dox Portal (https://www.bozeman.net/services/development-center) for infrastructure review once the site plan application reaches adequacy. (Water and sewer main extensions, fire service lines).
We are requesting concurrent construction & phasing plan as part of the site plan approval process, more details on phasing and concurrent construction are outlined in the above narrative
(Construction Management).
3. Concurrent Construction Requests: BMC 38.270.030.C - Completion time for site development: Provision of municipal central water distribution, municipal sanitary sewer collection systems, streets, and stormwater systems means that the
criteria in either subsection a or subsections b and c are met. All improvements must be installed prior to the issuance of a building permit (pursuant to the criteria established in subsection a) for any building within the site, except when
concurrent construction is an identified purpose of the initial project review and approved pursuant to the criteria established in subsection b and c of this section.
Acknowledged. Please see the above narrative, Construction Management, and appendix I,J for more details on phasing and predicted completion dates.
4. DSSP Section V.A. - A water design report must be prepared by a professional engineer licensed in Montana for the proposed project prior to site plan approval. The water distribution system must be designed to meet the maximum day
demand plus fire flow and the peak hour demand. Please see comment 30 for the required pool water information to be included with the water and sewer report.
Acknowledged. Refer to appendix N - water main extension report for more details.
5. DSSP V.B.3 - New sewer lines shall be sized to flow at no more than 75-percent of full capacity at peak hour conditions upon the full build-out of the development. The effects of the proposed development's sewer loading on existing
downstream sewer lines shall be analyzed.
Acknowledged. Refer to appendix O - sewer main extension report for details.
6. DSSP Section V. B. - Sanitary Sewer System Design Criteria: The applicant must provide an estimate of the peak-hour sanitary sewer demand certified by a professional engineer licensed in Montana for the proposed project prior to site
plan approval. Please see comment 30 for the required pool water information to be included with the water and sewer report.
Acknowledged. Refer to appendix O - sewer main extension report for details.
7. BMC 38.220.080 A. 2.i. - A traffic impact study will be required for the proposed development, with the site plan submittal, which will need to discuss how much daily traffic will be generated on existing local and neighborhood streets,
roads and alleys, when the subdivision is fully developed and 15 years following the development application review per BMC 38.400.060.B.4.
The traffic impact study has been included in this site plan submittal. Please refer to appendix M – traffic impact study for details.
8. BMC 38.270.020 - Construction Routes: A construction route map must be provided showing how materials and heavy equipment will travel to and from the site.
Plan Review - Review Comments Report
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We have provided a construction facilities plan - civil drawing sheet C0.4.
9. DSSP Section II A. 4. - The applicant must include a storm drainage plan with the site plan submittal with post-construction storm water management controls that are designed to infiltrate, evapotranspire, and/or capture for reuse the
post-construction runoff generated from the first 0.5 inches of rainfall from a 24-hour storm preceded by 48 hours of no measurable precipitation.
Storm water management controls can be found in the required stormwater design report – appendix P.
10. Montana Post Construction Storm Water BMP Design Manual - The proposed project is located in an area that is known to have seasonally high groundwater. The applicant must demonstrate that seasonal high groundwater will not
impact the function or maintenance of the proposed facilities. Industry guidance recommends a three-foot minimum separation from the bottom of the proposed facility to the underlying groundwater table. The applicant must provide
local seasonal high groundwater elevations to support the proposed design.
We have included the request to provide seasonal high groundwater elevations. Please refer to appendix P - stormwater design report for those figures.
11. DSSP Section II C. - The applicant must provide on-site detention with release rates limited to predevelopment runoff rates. Retention ponds must be sized based on a 10-year, 2-hour storm intensity.
We are providing on-site detention within these parameters. Please refer to appendix P - stormwater design report for more detail.
12. South University District Phase 3 Final Plat Condition of Approval 1:
City commission approved a phasing plan for concomitant construction with the South University District Phase 3 Major Subdivision preliminary plat. The common subdivision improvements identified in the phasing plan must be
completed and accepted by the City of Bozeman before occupancy of any lot in the South University Phase 3 Major Subdivision. The block 1 and 2 off-site improvements identified in the phasing plan must be completed and accepted
by the City of Bozeman before occupancy of Blocks 1 or 2 in the South University Phase 3 Major Subdivision.
Acknowledged. As part of this site plan submittal, we have provided detailed information on the SUD phase 3 common subdivision improvements, as well as progress on off-site improvements. It is
understood that these improvements must be completed prior to occupancy. We are requesting concurrent construction & a phasing plan as part of the site plan approval process, more details on
phasing and concurrent construction are outlined in the above narrative (Construction Management).
13. BMC 38.400.070 - Street Lighting: The required public street light(s) must be included in a Special Improvement Lighting District (SILD), in accordance with the City of Bozeman Lighting and Electrical Specifications, prior to occupancy.
Acknowledged. Street lighting has been installed and placed in the SILD.
14. BMC 38.220.080.A.2.g - With the site plan traffic impact study, please include expected trip distribution and trip numbers for each access to and from the site. The City will need to verify how each access location, especially the right-in
right-out accesses to and from the site along Kagy Boulevard, will function in the short term and full buildout of this area of town.
Expected trip distribution and numbers have been provided, as requested, within the traffic impact study – appendix M. Please see pages 7-12 for details.
15. Info Only Comment to Consider: The applicant is advised to consider accumulating snow and ice on the parking garage ramp during the long, dark Montana winters with either the design and/or a well executed snow removal and
deicing plan for the parking garage and site. 1. A south facing ramp could help minimum the persistent snow and ice since it will be exposed to sunlight more frequently. 2. Eliminating parking stalls directly in front of the bottom of the
ramp could also help prevent collisions if vehicles do slide down the ramp and can't stop or turn. 3. Considering how parked and moving vehicles near the bottom of the ramp will interact in the event that vehicles do slide down the
ramp and can't stop or turn could help prevent collisions. 4. Engineering will want to see snow storage for the parking garage roof on the site plan. The stormwater report should also explain how the roof of the parking garage drains so
snow melt doesn't become a safety hazard for vehicles and pedestrians on the roof of the parking garage when snow melt refreezes.
Acknowledged. The design team has considered snow and ice accumulation on site. We have provided more details addressing snow storage and snowmelt locations in the above narrative (Snow
Storage). Along with the narrative, please refer to civil drawing sheet, C1.0 – (civil) site plan, to view locations for snow storage.
16. The 30 foot water and sewer must bump out around the fire hydrant. Please see the fire department comments about the hydrant location requirements.
Acknowledged. Refer to civil drawing sheet, C2.0 - water plan, for compliant fire hydrant bump outs.
17. Please show curb stops with the site plan submittal civil plan. Curb stops should ideally be located on the easement line but if that falls within a parking stall then they should be placed consistently before or after the parking stall.
Please see civil drawing sheet, C1.1 – (civil) site plan, for requested curb stops on plan.
18. DSSP II.B.1 A Storm Drainage Plan shall include a map or plat showing building site(s), open areas, drainage ways, ditches, culverts, bridges, storm sewers, inlets, storage ponds, roads, streets, and any other drainage improvements. The
map shall also include identification and square foot coverage of the various ground surfaces (i.e. vegetation, gravel, pavement, structures).
Acknowledged. Please refer to civil drawing sheet, C4.2 - drainage plan.
19. DSSP II.B.5 - A storm drainage facilities maintenance plan must be provided with the site plan submittal and include the following: a.) Identify ownership of all facilities, b.) Establish a schedule for maintenance activities necessary to keep
the system operationally effective, c.) Identify the responsible party in charge of the specific maintenance duties.
Please refer to appendix P - stormwater design report, for details on storm drainage facilities maintenance plan.
20. BMC 38.410.060 - Easements: All Easements indicated below must be provided on city standard easements templates with an easement exhibit certified by a professional engineer or surveyor licensed in Montana. Drafts must be
prepared for review and approval by the city with site plan submittal. Signed hard copies of the easements must be submitted to the city prior to site plan approval. The applicant may find the City Standard Easement Templates in the
Plan Review - Review Comments Report
Project Name: 23263 Alpenglow Apts SP
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City Documents and Staff Reports folder. (30 foot water and sewer pipeline access easement) These templates represent the citys required easement. If the applicant chooses to request changes they must contact the development
review engineer assigned to the project. If any changes are made to these templates the applicant must indicate in the document the specific changes when returned to the City.
Easement exhibits have been provided, on the standard easement template, as part of the site plan submittal. Please refer to appendix G & H.
21. Informational comment for future infrastructure review: Due to known high groundwater and soil conditions within the proposed area of development an increased rate of corrosion has been observed with ductile iron water mains, thus
decreasing the longevity of publicly owned and maintained infrastructure. The applicant must provide corrosion protection for all future water mains within the development and identify how the mains will be protected. Acceptable
protection methods include zinc coated ductile iron or v-bio enhanced polyethylene encasement of the main. Corrosion protection can be waived, if the applicant can demonstrate that corrosion protection is not applicable for the
proposed development. Typically, in order for a waiver to be granted, the applicant must consult the latest American Water Works Association and Ductile Iron Pipe Research Association (DIRPA) documentation for testing\evaluation
procedures and provide an analysis demonstrating that corrosion protection is not needed throughout the entire development.
Acknowledged. Refer to appendix N - water main extension report, for more details.
22. Please include the following information about the pool water in the water and sewer report with the site plan submittal: 1. Indicate the water source for the proposed pool water, treatment methods and characteristics for the proposed
pool water. 2. Describe how often the pool will be filled, how it will be drained and how often it will be drained. 3. Provide maximum flow rate calculations for filling and draining the pool.
This information has been provided within the water and the sewer report as requested, please refer to appendix N & O, table of contents to locate the pool water details within these documents.
23. If it hasn't been installed already, the applicant must install a 10 foot multi-use path along South 19th Avenue and Kagy Boulevard adjacent to the subject development lot per the PROST plan and the City of Bozeman Transportation
Master Plan. The City prefers 10 foot multi-use paths along major arterials to be as direct as possible rather than meandering since this will be a major multi-modal transportation facility. The multi-use path design should be coordinated
with the street trees and underground utilities. Vehicular accesses to the site should also be designed in a way to minimize high speed conflicts between turning vehicles and bikes/pedestrians using the multi-use paths.
The improvements described have already been installed.
24. Construction of the Kagy Boulevard project is scheduled in the City's Capital Improvement Plan within the next three years. At this time there is still some uncertainty about the design of Kagy Boulevard and the applicant should work
with the Director of Transportation and Engineering through the site plan process on what improvements to Kagy Boulevard will be required with the site plan application. Improvements to Kagy Boulevard will likely be required with the
site plan application to satisfy BMC 38.400.060.B.4 - level of service standards and BMC 38.400.010 - streets must comply with the growth policy and the transportation master plan. The City will likely have more information on the design
and status of the Kagy Boulevard project in the next few weeks after some upcoming meetings. The applicant should anticipate to pay cash-in-lieu prior to final site plan approval, or construct their proportionate share of infrastructure
improvements to the Kagy Boulevard project (likely adjacent to the subject development lot) prior to occupancy, assuming the improvements meet the concurrent construction criteria.
Acknowledged. We will anticipate further discussion through the site plan process. We anticipate a cash-in-lieu payment to comply with this comment.
Water Conservation Division Comments – Provided by Eric Neustrup:
1. Hydrozoning: Landscaped areas should be on separate irrigation zones (valves) based on the vegetations water demand. Grouping plants with similar watering needs in the same irrigation zone will reduce over or under watering of the
vegetation.
Acknowledged. Refer to landscape drawing sheets.
2. Drought Tolerant Landscaping: Drought tolerant and water-wise landscaping requires approximately 75% less water than turfgrass. Maximizing the installation of drought tolerant landscaping, especially within areas surrounded by
pavement is recommended to improve aesthetics and maximize water efficiency.
The site plan seeks to maximize the use of drought tolerant landscaping. Refer to landscape drawing sheet, L 3.00 – overall landscape plan, for details on drought tolerant species planned on site.
3. Topsoil: A topsoil depth of 4- 6 (after grading) should be installed in seeded and sodded areas. This will support proper root depth growth and assist with plant and turfgrass resiliency.
Acknowledged. Refer to landscape drawing sheets.
4. Drip Irrigation: Perennials, shrubs, and trees should be irrigated using low flow drip irrigation technology that will directly target the roots.
Acknowledged. Refer to landscape drawing sheets.
5. MSMT (Rotary) Nozzles: Multi-stream, multi-trajectory (MSMT) rotary nozzles can reduce water loss from evaporation and wind drift by up to 50%, and allow more time for water to infiltrate into the soil, reducing runoff. MSMT rotary
nozzles should be installed where overhead irrigation is to be used.
Acknowledged. Refer to landscape drawing sheets.
6. Weather-based Irrigation Controllers: When programmed properly, weather-based irrigation controllers can reduce outdoor water use by 25%. A weather-based irrigation controller that can automatically adjust the watering schedule
according to local weather events should be installed.
Acknowledged. Refer to landscape drawing sheets.
Plan Review - Review Comments Report
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7. Narrow Landscaped Area Irrigation: Utilizing overhead spray irrigation in narrow landscaped areas (< 8) can result in large amounts of overspray onto pavement and other surrounding areas. Low volume drip or subsurface drip irrigation
should be installed in these areas to eliminate overspray. Alternatively, consider plantings that will not require irrigation beyond the establishment period to avoid wasting water in these narrow landscaped areas.
Acknowledged. Refer to landscape drawing sheets.
8. Pressure Regulation: To ensure uniform coverage of turf areas, the use of pressure regulating sprinkler bodies is encouraged. These sprinkler bodies can help avoid inconsistent spray patterns within one zone, in which certain heads may
result in misting while other heads cannot achieve the needed throw distance.
Acknowledged. Refer to landscape drawing sheets.
9. Turfgrass Installation: In order to conserve water, the installation of turf should be limited to no more than 35% of landscaped areas for single households and 20% for multi-household, mixed-use, and commercial projects.
Acknowledged. Refer to landscape drawing sheets.
10. Rain Sensors: Rain sensors can reduce outdoor water use by approximately 10%. A rain/freeze sensor, which overrides and turns off the irrigation system when a certain amount of rain has fallen, should be installed.
Acknowledged. Refer to landscape drawing sheets.
11. Irrigation Head Spacing: Overhead sprinkler heads should be installed upright in the ground and 2-4 from any paved surface, especially curbs, to minimize sprinkler head damage from snowplows and lawn care equipment.
Acknowledged. Refer to landscape drawing sheets.
12. Irrigation Sleeving: When irrigation lines need to be routed under hardscape areas, sleeving should be installed to protect the irrigation lines from breaking and allow for ease of maintenance. Sleeving should be 1 larger in diameter than
the irrigation line that is being sleeved.
Acknowledged. Refer to landscape drawing sheets.
13. Post-Installation Head Adjustments: After installation, sprinkler heads should be adjusted to throw the proper distance and direction to minimize water waste via run-off and achieve head-to-head coverage.
Acknowledged.
Requirements:
a. 1.Irrigation Water Source: The water source that will supply the irrigation (a well or city water connection) must be denoted on the landscape plan. (No well)
City water connections are denoted on the landscape drawing sheet L 3.00 – overall landscape plan.
b. 2.Backflow Prevention: To ensure proper protection of Bozemans drinking water supply, the installation of a backflow preventer that is approved by the Uniform Plumbing Code for use on irrigation systems is required.
Acknowledged.
Parks Department Comments – Provided by Addi Jadin:
1. Parkland improvements associated with a separate application/applicant but applicable to this lot must be installed or financially guaranteed prior to occupancy of Alpenglow Apts. Provide updated timeline for improvements installation
at the time of Site Plan application.
Acknowledged. See Master Park plan for all of SUD.
Northwestern Energy Comments – Provided by Matt Tilstra:
1. If meters are to be screened, there needs to be a 4ft clear zone in front of them. Please allow 7ft x 7ft area for each service transformer. Please work with NWE construction engineer on transformer placement.
Meters at the residential buildings are housed in a covered enclosure at the end of each building. There is approximately 7’-6” clear zone in front of the meters. At the clubhouse, the meter has a min.
4’-0” clear zone.
Building Division Comments – Provided by Ben Abbey:
1. Final Addressing required to be included in the Building Permit Application, and documented correctly on all construction documents.
Understanding is this will be done later in the site plan process, after first submittal.
2. https://www.bozeman.net/departments/community-development/building/adopted-codes
Reviewed for compliance.
Plan Review - Review Comments Report
Project Name: 23263 Alpenglow Apts SP
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3. https://www.bozeman.net/departments/community-development/building/bozeman-design-criteria
Reviewed for compliance.
Fire Department Comments – Provided by Scott Mueller:
1. Fire hydrants must be added and located within 100 feet of fire department connections for each of the apartment buildings. Due to building height and requirements of standpipes. Overall as proposed is acceptable.
Please see civil drawing sheet, C2.0 – water plan, for continued compliance.
Forestry Division Comments – Provided by Alex Nordquest:
1. Underground utilities may be prohibitive to planting boulevard trees (10' of clearance required). Exceptions can be made, for example, if the gas line is buried to an adequate depth and NorthWestern energy approves the trees. Smaller,
low-growing species would be most suitable for these site constraints. These trees have smaller root systems that are less likely to impact utilities.
Acknowledged. 10’ clearance is provided wherever possible. Exceptions are noted on landscape drawings.
2. Underground utilities may be prohibitive to planting boulevard trees (10' of clearance required). Exceptions can be made, for example, if the gas line is buried to an adequate depth and the voltage of the UGE is low enough, and
NorthWestern energy approves the trees. Smaller, low-growing species would be most suitable for these site constraints. These trees have smaller root systems that are less likely to impact utilities.
Acknowledged. 10’ clearance is provided wherever possible. Exceptions are noted on landscape drawings.
Planning Department Comments – Provided by Danielle Garber:
1. This application requires a site plan application for entitlement BMC 38.230.090-100. See the site plan checklist located on the Planning website on Bozeman.net for required submittal materials. If phased occupancy is desired the
applicant must provide a phasing plan that shows phased buildings and site improvements including utilities, open space, and parking. A construction management plan is also required for each phase. This may be paired with a
concurrent construction request per BMC 38.270.030.D.
As part of the site plan application submittal, we have provided the following documents:
- 02 site plan checklist
- 03 site plan application
- 05 concurrent construction application
- Appendix I - occupancy phasing plan
- Civil drawing sheet C0.4 – construction facilities plan
Please see the above narrative (Construction Management) for more details.
2. Apartments and apartment buildings are primary uses in REMU. There are a number of principal commercial uses allowed within REMU including offices and restaurants, and small scale retail in BMC 38.310.040. Non-residential uses
must not exceed 30 percent of the total gross building square footage of all uses within the master planned area unless otherwise allowed in this section, through a master site plan review. Please respond to this requirement in the
formal submittal including references to the approved master site plan.
The site design provides 24 % non-residential use.
3. The block frontages designations for all three street frontages is Mixed, with a small section of designated landscaped along Kagy. The applicant has specified a Mixed-Landscaped frontage for all streets. Provide further detail where
indicated in the below comments with the formal submittal regarding compliance with the Mixed and Landscaped standards in BMC 38.510.030.C and D.
The streetscapes of South 19th Ave, Kagy Blvd, South 17th Ave, and State St will feature a 10’ landscaped setback, 5’ sidewalk, and boulevard planting strips with street trees for every 50 linear feet.
Buildings on site are addressing all streets with emphasized landscape and clear pedestrian paths to entries. Entries are placed on several locations along the building facade.
4. Please specify if each patio will having a connecting walkway to the sidewalk or just the two entrances on each end of the building facing the street. The applicant will need to architecturally emphasize the entrances facing the street for
public use, and provide weather protection.
The two entrances on each residential building will include a connecting walkway to the sidewalk. Private patios on the ground level will not directly connect to a sidewalk in order to provide safety and
privacy for the residents. Architectural features have been included to emphasize the entries, refer to architecture elevation sheets in the drawing set to review building entrance design.
5. Residential buildings must provide transparency for at least 15% of the entire façade (all vertical surfaces generally facing the street). Please provide this calculation on the formal submittal building elevations.
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21% residential building transparency provided. Refer to architecture drawing sheet, A 1.9 - building transparency calculations, for more details.
6. Buildings designed with non-residential uses on the ground floor within 20' of the sidewalk must provide transparency for at least 25% of the ground floor between 4'-8' above the ground level surface. Provide this calculation on the
commercial building elevations with the formal submittal.
Transparency calculations for the commercial building have been provided on architecture drawing sheet, A 3.5 - commercial transparency calculations.
7. Provide weather protection at least 3' deep over primary business and residential entries with the formal submittal.
Acknowledged and provided. Refer to architecture drawing sheets, A 1.9, 3.5, and 5.7, for entry weather protection.
8. 6' minimum sidewalks are required adjacent to arterial streets and public parks and 5' minimum width in other areas, except the review authority may require wider sidewalks in special areas where called for in adopted plans or where
significant pedestrian traffic is anticipated. Please work with this application's reviewing engineer, as well as Taylor Lonsdale, tlonsdale@bozeman.net, regarding separated shared use paths along Kagy and 19th in the City's transportation
plan or other adopted standards.
Acknowledged.
9. Crosswalks are required when a walkway crosses an on-site paved area accessible to vehicles. Crosswalks must contain contrasting material (such as concrete) and/or patterns (such as stamped asphalt), excluding painted surfaces. BMC
38.520.040.C.3. Provide a detail and specify crosswalk materials with the formal submittal.
Acknowledged. Please see landscape drawing sheets, L 2.00 – L 2.03C, for crosswalk material and detail.
10. See BMC 38.520.060.B.2 for shared open space design requirements, B.3 for design requirements if counting balconies towards required open space, and B.4 for design requirements if counting indoor recreational areas towards required
open space. Commercial open space per BMC 38.520.060.C is required if the areas used exclusively for commercial purposes (including required parking and service areas) is greater than 1 acre.
We have reviewed and provided a shared OS design with the standards set forth in BMC 38.520.060. OS calculations are provided in the narrative above (open space). Refer to L 0.00 – (landscape) site
plan, for OS design.
11. Shared open space must be separated from ground level windows, streets, service areas and parking lots via landscaping, fencing, and/or other acceptable treatments that enhance safety and privacy for both the shared open space and
dwelling units. The applicant must provide screening and separation from adjacent utility meters, service areas, and parking areas with the formal submittal and that area may not be used towards the required open space area
calculation. Stairways and service elements located within or on the edge of shared open space must not be included in the open space calculations. BMC 38.520.060.B.2.e & g.
Refer to landscape drawing sheets, L 3.01 - 3.04, for screening and separation design with adjacency to shared OS. OS calculations do not include shared OS transition edges.
12. See BMC 38.520.070.C for design requirements related to ground level service areas, D for utility meter screening, and E for screening requirements for rooftop mounted mechanical equipment. If using landscaping to screen utility
meters and ground mounted equipment, the applicant must provide plants with a mature height and spread to meet or exceed the height of the equipment across all seasons.
We are providing vegetative screening for ground level services, and architectural screening for rooftop mounted equipment. Please refer to landscape plan drawing sheets, L 3.00 – 3.11, for more
details on ground level screening. Please refer to architecture sections drawing sheets, A 1.8, A 3.4, A 5.6, for more details on rooftop screening.
13. All development proposals located at designated high visibility street corners and gateway sites must locate a building or structure within 20 feet of the street corner and include design features that accentuate the street corner.
Alternatively, the building could be configured with a corner plaza. Corner design features could include a cropped building corner with an entry feature, decorative use of building materials at the corner, distinctive façade articulation,
a sculptural architectural element, or other elements that meet the intent of the standards. BMC 38.530.050.C. As designed the corner plaza is meeting this standard if a more detailed design is provided meeting these requirements and
accentuating the street corner.
A corner plaza has been chosen to address the high visibility street corner on site (Kagy Blvd & 19th Ave). Please refer to landscape drawing sheet, L 3.11 – commercial building landscape plan
enlargement, for a detailed design of the corner plaza.
14. Primary building entrance(s) must be clearly defined and scaled proportionally to the building. Respond to this requirement with the building design in the formal submittal. Primary entrances are counted both along the street frontage
and those internally facing. BMC 38.530.050.E
Entries to the buildings are defined by weather protection roofs to show hierarchy, and glazing for transparency. From the street and internally facing, these entrances are visible. Refer to architecture
elevation sheets in the drawing set to review building entrance design.
15. Cement board paneling/siding may not be used on the ground floor of non-residential or mixed-use buildings where adjacent to a sidewalk or other pedestrian path. Where cement board paneling/siding is the dominant siding material,
the design must integrate a mix of colors and/or textures that are articulated consistent with windows, balconies, and modulated building surfaces and are balanced with façade details that add visual interest from the ground level and
adjacent buildings. BMC 38.530.050.C.4. Respond to this requirement in the formal submittal for the commercial and residential buildings.
At the non-residential commercial building, majority of the ground floor utilizes a stone material. Cement board paneling is also provided, minimally, and is articulated with the use for storefront to
define the commercial character of the building. Residential buildings are dominant with cementitious board and batten and lapped siding as defined by the two separate colors, as detailed in the
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narrative (building program). A prominent stone base is also provided to meet BMC 38.530.060.4a. Please refer to drawing sheets, A 1.6 – 1.8, for how the design addresses the dominant material with
articulation, balance, and visual interest.
16. Covered bicycle parking must be provided for all mixed use developments in REMU. The covered spaces must be either ten bicycle parking spaces or one-half of the total minimum bicycle parking, whichever is less. BMC 38.320.040 note
13. Bike parking requirements are located in BMC 38.540.050.A.4 & 5. The applicant is required to place bike parking in a safe, accessible, and convenient location. Bicycle parking must be located within 50 feet on an entrance to the
building the bicycle parking is required to serve. Bicycle parking may be provided in a common area to serve multiple buildings. The common area must be within 100 feet of each served building. Bicycle parking is permitted in required
front or rear setbacks. Covered parking may be integrated with required weather protection features. Preferred bike rack styles are inverted U and post and loop racks, but any rack that meets the criteria in section 5 will be supported by
staff. Wave racks and racks that do not support the frame and just support one wheel are prohibited. (a) Bicycle parking spaces must be at least six feet long and two feet wide, and in; (b) Covered situations the overhead clearance must
be at least seven feet. (c) An aisle for bicycle maneuvering must be provided and maintained beside or between each row of bicycle parking. This aisle must be at least five feet wide. (d) Each required bicycle parking space must be
accessible without moving another bicycle. (e) Areas set aside for bicycle parking must be clearly marked and reserved for bicycle parking only.
The development offers a variety of bicycle parking solutions that includes 10 covered spaces. Altogether, we are providing 66 bicycle parking spaces throughout the site, ensuring ample and secure
options for all residents and visitors. Spaces comply with the BMC standards for distance to building served. Parking rack information can be found on landscape drawing sheet L 0.01 notes &
legends. Bicycle parking locations can be seen on the hardscape sheets, L 2.00 – L 2.04. More details and figures are included in the narrative (parking) above.
17. A pedestrian safety plan is required for all parking facilities with more than 100 parking spaces and must be reviewed and approved by the city engineer. BMC 38.510.030.M
We have provided a pedestrian safety plan for the parking garage. Please review appendix D.
18. Parking plans provided will need to show the full calculation per BMC 38.540.050. Commercial parking calculations will need to show gross area, method to calculate net area per BMC 38.540.010), net area, and location of required
parking spaces dedicated to commercial uses. On-street parking used to reduce residential counts must be illustrated on the site plan with annotated dimensions.
Acknowledged. Please refer to the narrative above (parking) & appendix I for the requested calculations.
19. Respond to the mandatory landscaping provisions in BMC 38.550.050 including landscaping internal to parking lots, use of drought tolerant species, acceptable landscaping materials, parking lot screening, irrigation standards, and
public and street frontage landscaping.
All landscaping will comply with the mandatory landscaping provisions of the Bozeman UDC including the use of drought tolerant plants, use of appropriately sized landscape plant material, street
frontage landscaping, use of trees with residential adjacency, coordination with utilities, and use of permanent irrigation. All service areas and utility equipment will be screened, as necessary. Refer
to landscape drawing sheet, L 0.00 - (landscape) site plan, for more details.
20. Providing lighting details and photometric plans required in the site plan checklist so that staff can evaluate the site lighting requirements in BMC 38.570.040 including parking lot lighting, building entrances, sign lighting support
structures, and miscellaneous specifications in sections A, B, E, and G.
Acknowledged. Refer to electrical drawing sheet, E 1.0 - site photometric plan, for more details.
21. REMU district special standards are located in BMC 38.330.020. Please respond to all applicable criteria in the formal submittal including those for street and circulation standards, open space standards, and building standards.
We have reviewed the REMU standards and are in compliance. Please see the above narrative for details on standards.
Addressing Comments – Provided by J. Connelley:
1. Each building will need an individual address, along with all of the units in each building.
Understanding is this will be done later in the site plan process, after first submittal.
Plan Review - Review Comments Report
Project Name: 23263 Alpenglow Apts SP
Workflow Started: 8/10/2023 12:44:52 PM
Report Generated: 05/14/2024 11:34 AM
REVIEW COMMENTS
REF # CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS
1 1 Solid Waste
Russell Ward
10/18/23 6:46 AM
Changemark
SLD Waste
1. if using a trash room it must be written into covenants that it is
managements responsibility to move dumpster to the tip pad on collection
days. 2. tip pad must be heated. 3. must have 50 foot straight approach to
tip pad
08 - C1.0 - Site Plan.pdf Responded by: Andy Nordhus - 1/12/24 4:41 PM
Noted. These items are included in the project design
and will be described in full in the POA covenants. A
draft of that covenant ammendment document is
provided with this RC submittal. Tip pads are proposed
to be heated and have 50 foot straight approaches as
dimensioned on the C1.0 Site Plan and heated concrete
shown on sheet C5.0 Paving Plan.
Resolved
2 1 Solid Waste
Russell Ward
10/18/23 6:54 AM
Changemark
SLD Waste
roof of enclosure must be flush with opening to allow for truck access
72 - A 4.7 - TRASH ENCLOSURE PLANS
AND ELEVATIONS.pdf
Responded by: Andy Nordhus - 1/12/24 4:41 PM
The roof has been adjusted to be flush with the front
face of the enclosure. See updated architecture sheet A
4.7 Trash enclosure plans and elevations.
Resolved
3 1 Solid Waste
Russell Ward
10/18/23 6:55 AM
Changemark
SLD Waste
1. must have 50 foot straight approach to front of refuse enclosure. no raised
curbing within the straight approach
08 - C1.0 - Site Plan.pdf Responded by: Andy Nordhus - 1/12/24 4:41 PM
Noted. There are no raised curbing proposed within the
straight approach to the refuse enclosures and there are
50 foot straight approaches provided to the dumpsters.
Resolved
4 1 Engineering
Simon Lindley
10/20/23 9:37 AM
Comment
South University District Phase 3 Major Subdivision Application 19090
Findings of Fact and Order:
Conditions of Approval:
13. West Kagy Boulevard from South 19th Avenue to South 3rd Avenue must
either be fully constructed or cash-in-lieu of infrastructure for a
proportionate share of the widening must be paid per BMC 38.270.070.C
prior to site plan approval on Lot 1, Block 1.
Code Requirements:
14. BMC 38.400.050. The Transportation Master Plan identifies West Kagy
Boulevard from South 19th Avenue to South 3rd Avenue as a recommended
Major Street Network project. In order to receive future site plan approval on
Lot 1, Block 1, West Kagy Boulevard from South 19th Avenue to South 3rd
Avenue must either be fully constructed or cash-in-lieu of Infrastructure for a
proportionate share of the widening has been paid. Condition of approval 13
is related to this issue.
Reviewer Response: Simon Lindley - 1/31/24 9:16 AM
The City has reviewed the cash in lieu of infrastructure
request and this will work, but if Keyhole Capital would
like to be reimbursed or pay the additional costs when
the final local share is determined then the City would
need an agreement with Keyhole Capital. I can
condition an agreement prior to final site plan approval
but legal would need to be involved in finalizing the
agreement. If Keyhole Capital would like to do an
agreement then I suggest the applicant comes up with
the first draft for the City to review. Alternatively the
applicant could upload a new letter requesting to only
pay the amount Stahly has determined and the City
would be fine with that. Please let me know which route
you would like to go so I can write a condition of
approval.
----------------------------------------------------------
Responded by: Andy Nordhus - 1/12/24 4:34 PM
Unresolved
Plan Review - Review Comments Report
Project Name: 23263 Alpenglow Apts SP
Workflow Started: 8/10/2023 12:44:52 PM
Report Generated: 05/14/2024 11:34 AM
15. BMC 38.270.070.C. In order to utilize the cash-in-lieu of infrastructure
option, available because the construction of West Kagy Boulevard is on the
Capital Improvement Plan within the next three years, the applicant must
submit a request to pay cash-in-lieu of capital facilities and receive approval
prior to site plan approval.
16. BMC 38.270.070.C.6. Include a portion of following based on total project
frontage length in the cash-in-lieu of infrastructure request: one travel lane,
a bike lane, curb and gutter, a boulevard, and sidewalk. Provide the
estimated costs to the Engineering Division for review. Estimates must be
based on City bid prices.
• The West Kagy Boulevard project is on the City Capital
Improvement Plan within the next three years. Please submit a
memo requesting to pay cash-in-lieu of infrastructure for the
proportionate share of widening with the next submittal. Please
also submit an estimate based on code requirement 16 listed above
for the City to review with the next submittal. Once the request has
been made by the applicant and the City has an estimate for the
cash-in-lieu of infrastructure amount, I can condition the payment
to be made prior to final site plan approval.
Noted. Included in this submittal is a memo requesting
to pay cash in lieu of infrastructure for the
proportionate share of improvements. Also included is
an Engineers Estimate of Probably Cost for the work. It
is acknowledged that this will be a condition of final site
plan approval.
5 1 Engineering
Simon Lindley
10/20/23 9:44 AM
Library Comment
DSSP Plans and Specifications Review Policy A. -Plans, specifications, and
submittals for public infrastructure improvements and fire service lines must
be submitted to the City Engineering Department through the engineering
Project Dox Portal (https://www.bozeman.net/services/development-center)
for infrastructure review by the design engineer. Plans and specifications for
public infrastructure may be submitted once the site plan reaches adequacy
and must be approved prior to building permit approval. (accesses onto
public streets, water mains, sewer mains and fire service lines).
Info Only
6 1 Engineering
Simon Lindley
10/20/23 9:55 AM
Comment
This site plan has requested on-site concurrent construction. The following
items listed below must be completed prior to building permit approval.
Keep in mind the public infrastructure and fire service lines must be closed
out by the design engineer and accepted by the City prior to occupancy.
Fencing may also be required to be installed between phases.
1. Infrastructure review (City and DEQ) - Design engineer shall submit after
site plan adequacy
2. Written approval from Fire Marshall Scott Mueller - Please email Scott
after site plan adequacy
3. Irrevocable offer of dedication - I've uploaded the template to the City
Documents folder, please submit an executed hard copy after site plan
adequacy and after the infrastructure plans have been submitted
Info Only
Plan Review - Review Comments Report
Project Name: 23263 Alpenglow Apts SP
Workflow Started: 8/10/2023 12:44:52 PM
Report Generated: 05/14/2024 11:34 AM
4. Concurrent construction plan - Completed, the plan that was uploaded
with the site plan is sufficient.
7 1 Engineering
Simon Lindley
10/20/23 10:06 AM
Library Comment
BMC 38.410.060 - Easements: All Easements indicated below must be
provided on city standard easements templates with an exhibit. Drafts must
be prepared for review and approval by the city with site plan submittal.
Signed hard copies of the easements must be submitted to the city prior to
final site plan approval. The applicant may find the City Standard Easement
Templates in the City Documents and Staff Reports folder. (water and sewer
easement, 10 foot utility easement) These templates represent the city's
required easement. If the applicant chooses to request changes they must
contact the development review engineer assigned to the project. If any
changes are made to these templates the applicant must indicate in the
document the specific changes when returned to the City.
Conditioned
8 1 Engineering
Simon Lindley
10/20/23 12:05 PM
Changemark
ENG Kagy Street Section
The latest design I have seen about a month ago for the Kagy street section
between 19th and 17th is a 5-lane section with a lane drop at the 17th
approach. Keep working with Sanderson Steward on how this could impact
street trees, utilities and accesses with this project. There is another project
across the street at 19th and Kagy which has an adequate site plan and is
working with Sanderson Steward on a Kagy design to make their site access
function. Ideally, if timing works out, we could use cash-in-lieu from this
project to construct the full southern street section of Kagy from 19th to
17th while the project across the street constructs the northern street
section.
09 - C1.1 - Civil Site Plan.pdf Info Only
9 1 Engineering
Simon Lindley
10/23/23 10:59 AM
Changemark
ENG Clubhouse Services
Depending on the depth of storm system #4, it may be difficult to make the
services for the clubhouse work as they are currently shown, especially the
sewer service. Please verify the depths or move the services to the east side
of the building. The bulk of the vertical design for water and sewer can be
done during infrastructure review but I want to verify the mechanical rooms
don't need to move before we get too far into the design process with this
project.
19 - C4.2 - Drainage Plan.pdf Responded by: Andy Nordhus - 1/12/24 4:35 PM
The Storm chamber invert at this location is 4917.64.
The finished grade of the site where the water and
sewer cross the storm system is approximately 4922.25.
The water service line will need to be buried at a 6.5ft
minimum depth of 4915.75 which results in a 1.89 ft
separation from the bottom of the storm chamber.
Similarly, the sewer main in the drive aisle will be at an
approximate depth of 9 feet leaving a lot of separation
flexibility under the storm chambers to fit a 6" sewer
service line.
Resolved
10 1 Engineering
Simon Lindley
10/23/23 12:11 PM
Changemark
ENG Sewer Main Length
It appears you could shorten the sewer main in aisle H and place the
manhole closer to the last service for building 3.
13 - C3.0 - Sewer Plan.pdf Responded by: Andy Nordhus - 1/12/24 4:35 PM
The sewer main has been updated accordingly.
Resolved
Plan Review - Review Comments Report
Project Name: 23263 Alpenglow Apts SP
Workflow Started: 8/10/2023 12:44:52 PM
Report Generated: 05/14/2024 11:34 AM
11 1 Water Conservation
Division
Eric Neustrup
10/26/23 10:55 AM
Changemark
WTRCON Sensor
It is recommended to install the irrigation controller with a soil moisture,
rain/freeze, or other sensor that will alter or suspend irrigation to facilitate
the conservation of water.
48 - L 6.00 Irrigation Water Use
Calculations.pdf
Info Only
12 1 Forestry Division
Alex Nordquest
10/27/23 2:21 PM
Changemark
Forestry Changemark note #01
All Street Vision Triangles must be labeled on the Landscape Plan. Proposed
trees cannot be placed within the SVT.
22 - L 0.00 - Site Plan.pdf Responded by: Andy Nordhus - 1/12/24 4:36 PM
All street vision triangles off property and on property
are now labeled.
Resolved
13 1 Building Division
Ben Abbey
11/1/23 11:04 AM
Changemark
BLDG - Design Criteria
https://www.bozeman.net/departments/community-
development/building/bozeman-design-criteria
01 - CS 1.0 - Cover Sheet.pdf Info Only
14 1 Building Division
Ben Abbey
11/1/23 11:04 AM
Changemark
BLDG - Adopted Building Codes
https://www.bozeman.net/departments/community-
development/building/adopted-codes
01 - CS 1.0 - Cover Sheet.pdf Info Only
15 1 Building Division
Ben Abbey
11/1/23 11:06 AM
Changemark
BLDG - Pool Permits
Pool shall be separate permit application from the club house.
73 - A 5.1 - CLUBHOUSE FLOOR
PLAN.pdf
Info Only
16 1 Stormwater
Division
Russ Smith
11/2/23 9:01 AM
Changemark
Stormwater
Stormwater Chambers require access for maintenance. Vactor truck requires
no obstruction by trees, light posts, signs, etc. Please provide clear access to
this maintenance port.
33 - L 3.00 - Overall Landscape
Plan.pdf
Responded by: Andy Nordhus - 1/12/24 4:42 PM
Vac truck access will not be inhibited by proposed trees,
light posts, signs, etc. The small shrubs and plantings
will not pose a maintenance access issue to any of these
systems. Furthermore, these are privately owned and
maintained so any damage to landscaping during
maintenance operation will be restored as required by
the property’s covenants.
Resolved
17 1 Stormwater
Division
Russ Smith
11/2/23 9:01 AM
Changemark
Stormwater
Stormwater Chambers require access for maintenance. Vactor truck requires
no obstructions by trees, signs, etc. Please provide clear access to this
maintenance port.
33 - L 3.00 - Overall Landscape
Plan.pdf
Responded by: Andy Nordhus - 1/12/24 4:42 PM
Vac truck access will not be inhibited by proposed trees,
light posts, signs, etc. The small shrubs and plantings
will not pose a maintenance access issue to any of these
systems. Furthermore, these are privately owned and
maintained so any damage to landscaping during
maintenance operation will be restored as required by
the property’s covenants.
Resolved
Plan Review - Review Comments Report
Project Name: 23263 Alpenglow Apts SP
Workflow Started: 8/10/2023 12:44:52 PM
Report Generated: 05/14/2024 11:34 AM
18 1 Engineering
Simon Lindley
11/2/23 5:00 PM
Changemark
ENG Grease Interceptor Service
The grease interceptor may not be allowed to connect to the domestic sewer
service, this may need to be it's own service connection directly to the sewer
main. Please consult the building code and verify the requirements for
grease interceptors.
09 - C1.1 - Civil Site Plan.pdf Responded by: Andy Nordhus - 1/12/24 4:36 PM
Once the line leaves the interceptor is considered
standard sanitary waste we plan to have the run to the
main in the street sized large enough to meet the
combined drainage fixture units.
Resolved
19 1 Water Rights
Griffin Nielson
11/7/23 2:15 PM
Comment
BMC 38.410.130. Water Adequacy: The estimated annual municipal demand
from the project is 36.52 acre-feet. At the City's current CILWR fee rate of
$6,000/AF the CILWR fee for the project is $219,113. The fee must be paid
prior to final site plan approval. The City is also able to offer a rebate for
approximately 20% of the fee for the residential units, released at occupancy,
if high-efficiency fixtures (toilets, washers, and shower heads) are installed. A
rebate agreement template outlining the terms of the rebate offer has been
uploaded. If the owner is interested please update the agreement using
track changes with the owner information and send the word document to
Griffin Nielsen at gnielsen@bozeman.net. If there are any questions about
the agreement please reach out over email. The agreement should be
finalized prior to final site plan approval.
Conditioned
20 1 Parks Department
Ross Knapper
11/13/23 10:34 AM
Changemark
Parks
38.220.080.A.2.o - Site Plan Requirements Please add a parkland tracking
table. A table has been provided in the city documents folder.
01 - CS 1.0 - Cover Sheet.pdf Responded by: Andy Nordhus - 1/12/24 4:37 PM
A parkland tracking table has been provided on sheet
CS 1.0 Cover Sheet.
Resolved
21 1 Parks Department
Ross Knapper
11/13/23 11:10 AM
Comment
Sec. 38.270.030.A.1.c - Completion of improvements Park and recreation
requirements for this site plan are being satsified by the final plat application
for the subdivision. Parkland construction has been financialy guaranteed
through an improvements agreement and site plan may be approved. Final
occupancy of residential units is conditioned on parkland construction and
acceptance by the Parks Department or an active improvements agreement.
Conditioned
22 1 Northwestern
Energy
Matt Tilstra
11/20/23 9:39 AM
Changemark
NWE - Meter Screening
Please ensure that meter screening does not include any gates/doors and
that there is a 4ft clear zone in front of the meters.
10 - C1.4 - Shallow Utility Plan.pdf Info Only
23 1 Planning
Danielle Garber
11/20/23 2:03 PM
Comment
Is the commercial building and adjacent open space to be constructed with
phase 2 or phase 4? The narrative differs from the phasing plan. This has
implications for parking requirements and open space.
Responded by: Andy Nordhus - 1/12/24 4:38 PM
The narrative has been updated to match the phasing
plan. The parking and open space tables match the
proposed phasing plan.
Unresolved
Plan Review - Review Comments Report
Project Name: 23263 Alpenglow Apts SP
Workflow Started: 8/10/2023 12:44:52 PM
Report Generated: 05/14/2024 11:34 AM
24 1 Planning
Danielle Garber
11/20/23 2:04 PM
Comment
Provide lot coverage percentages and FAR on the cover sheet as required on
the site plan checklist (cover sheet requirements #8). Please provide clearer
versions of the tables that are located on the coversheet. At the size they are
difficult to read.
Responded by: Andy Nordhus - 1/12/24 4:38 PM
The cover sheet has been redesigned to provide a
larger and clearer version of the site statistics tables.
The cover sheet also has been updated to provide FAR
and site coverage calculations.
Resolved
25 1 Planning
Danielle Garber
11/20/23 2:04 PM
Comment
The site plan will need to label and delineate setbacks from the street
frontages and note any proposed encroachments. BMC 38.320.040. The
mixed-landscaped block frontage designation requires a minimum of 10-
feet, the REMU zoning requires a minimum of 10-feet and a maximum of 15-
feet.
Responded by: Andy Nordhus - 1/12/24 4:39 PM
Setbacks are delineated by a dashed line provided on
the updated sheet C 1.1 Civil site plan.
Resolved
26 1 Planning
Danielle Garber
11/20/23 2:05 PM
Comment
The code allows for open space to be provided in 5 ways, shared open
space, private outdoor open space, balconies, indoor recreation areas, and
shared roof decks. Area totals are provided in the tables, but staff will need
to quantify how open space is being met in each phase. Provide dimensions
and areas of each outdoor common open space on the phasing plan as well
as a list of provided amenities or intended use per area that meets the
requirements of BMC 38.520.060.B.2 (L0.00 does not provide enough detail).
Provide dimensions and area of each type of balcony on the unit plans that
meets the requirements of BMC 38.520.060.B.3. On the clubhouse floor plans
delineate which areas are to be counted towards indoor recreation areas,
and which are excluded from the total area per BMC 38.520.060.B.4.
Responded by: Andy Nordhus - 1/12/24 4:39 PM
Please refer to the updated "14 - Appendix I -
Occupancy Phasing Plan - F1.0" for the complete site
open space figure including areas for each space. See
landscape plan L0.00 for detailed description and
dimensioning of proposed amenities in each open
space area. See Architectural floor plans for building
balcony dimensions and for the Clubhouse indoor open
space dimensions and use labels.
Unresolved
27 1 Planning
Danielle Garber
11/20/23 2:06 PM
Comment
The applicant has provided a phased parking plan, but per Appendix I, the
development will be short 70 parking spaces with the completion of phase 2.
Occupancy phasing requires each phase to be fully supported with required
parking cumulatively as phasing mores forward. The applicant will need to
design the phasing so that adequate parking is provided as each phase
comes online. BMC 38.540.050
Responded by: Andy Nordhus - 1/12/24 4:39 PM
Noted. Please see the updated phased parking plan "14
- Appendix I - Occupancy Phasing Plan". Project
Occupancy phasing has been modified to address the
parking shortage between occupancy phasing. A
temporary parking lot is also proposed along with a
"special temporary use permit (STUP) in the northwest
corner of the property to provide additional parking
spaces until the parking garage is constructed. This is
taken into account in the updated parking calculations.
Unresolved
28 1 Planning
Danielle Garber
11/20/23 2:07 PM
Comment
Provide commercial parking calculation that shows where the 50 spaces is
derived. This includes gross square feet, net square feet per BMC
38.540.010.A.1, and the required parking factor utilized. The applicant is not
required to separate residential and commercial parking but will need to
demonstrate that there is adequate adjacent parking to serve the
commercial uses.
Responded by: Andy Nordhus - 1/12/24 4:40 PM
The commercial building use is now planned be multi
use and function as a health and exercise center, a
daycare center, a small restaurant, and office space. A
figure is now provided in the narrative. The building’s
total gross floor area is 10,000 sf. The building’s net
floor area (85% gross) is 8,500 sf. Calculations were
made using the building’s net floor area as described
Unresolved
Plan Review - Review Comments Report
Project Name: 23263 Alpenglow Apts SP
Workflow Started: 8/10/2023 12:44:52 PM
Report Generated: 05/14/2024 11:34 AM
here and within the updated narrative. The 2,831 sf
Health and Exercise center at a 1/200 sf parking ratio
requires 14.2 spaces. The daycare center area with 20
staff and 150 children requires 20 spaces for the staff
and 10 for the children. The 1,000-sf restaurant space at
a 1/50sf parking ratio requires 20 parking spaces. The
1,831 sf of Office space at a 1/250 sf parking ratio
requires 7.3 parking spaces. In total, the commercial
building requires 71.5 parking spaces. Leaving an excess
of 17 parking spaces on the entire site.
29 1 Planning
Danielle Garber
11/20/23 3:23 PM
Comment
Light fixtures E and G do not appear to be full cut off. Please provide
clarification on the variation of the fixtures that are proposed with the plan
to ensure compliance with BMC 38.570.040.G.2
Responded by: Andy Nordhus - 1/12/24 4:40 PM
Fixture type E has been changed to a full cutoff fixture.
Per a phone discussion with Danielle Garber on
1/10/2024 fixture type G is acceptable because it is
shielded ans shall be aimed in the downward direction.
Fixture type G is used to meet the 10 footcandle
average requirement in the 2021 International
Swimming Pool and Spa Code (321.2.2 Illumination
Intensity)
Resolved
30 2 Stormwater
Division
Russ Smith
1/23/24 12:57 PM
Changemark
Stormwater
DSSP. V. d. 5 Landscape features - Tree canopy extends over stormwater
access. Please consider need for potential vac truck access and overhead
clearance
33 - L 3.00 - Overall Landscape
Plan.pdf
Info Only
31 2 Planning
Danielle Garber
4/26/24 9:49 AM
Comment
Staff has no further corrections at this time on the apartment building
designs as currently proposed. The applicant has indicated the desire to
change the site layout, parking configuration, and locations of the clubhouse
and open space areas. Those corrections have been left unresolved so that
the applicant may make their desired changes and resubmit.
Info Only