HomeMy WebLinkAbout018 Conceptual Plan Review Comments Narrative
Salvation Army Concept Plan Review Comments Narrative
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895 Technology Boulevard, Suite 203, Bozeman, MT 59718 | 406.586.0262
SALVATION ARMY
CONCEPT PLAN
REVIEW COMMENTS NARRATIVE
CD Technician, Luz Chase
1. Checklist Item Please provide Project Narrative as a separate file in 'Documents' folder.
Response: Responded by: Lowell Springer - 1/23/24 8:18 AM The Narrative has
been uploaded into the documents file
2. Checklist Item Please separate the files into individual documents and drawings. Ensure
every document and drawing is in compliance with the Project Dox naming protocol. For
further information on our naming protocol follow this link
https://www.bozeman.net/home/showpublisheddocument/ 11487/637716294393070000
Response: Acknowledged, files are separated and in compliance with projectdox
protocol.
Solid Waste, Russell Ward
1. Changemark SLD Waste
1. is this the location of trash enclosure? if not where is location for trash enclosure?
2. need a detailed plan for refuse enclosure
3. refuse enclosure will need to be covered.
Response: 1- The location of the trash enclosure is shown on drawing 006- C1.0
Site Plan.
2- Refer to Drawing 011 A101 Site Details for detail of refuse enclosure.
3- Refuse enclosure will be covered.
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Engineering Mikaela Schultz
1. Changemark ENG- Bus Stop
As discussed at the pre app meeting, on November 9th, 2023, the proposed bus stop is in
the MDT right of way and will need to go through MDT review and receive their
approval prior to City of Bozeman planning entitlement. The applicant must submit
conclusive evidence of MDT approval of the subject bus stop, prior to site plan approval.
Response: A bus stop is no longer proposed for the site. Refer to updated site
plan drawing 006- C1.0.
2. BMC 38.240.310- Subdivision Exemption - The applicant must aggregate the lots prior to
site plan approval. Please reach out to the planning division for more detailed information
on the necessary scope of the aggregation.
Response: In coordination with the city, a subdivision exemption application
to aggregate the lots will be submitted.
3. OO Concept Review Planning 1. Include a separate site plan displaying existing
conditions such as lot boundaries, dimensions, setbacks, existing easements, access
points, vehicular and pedestrian circulation, buildings, natural features, and topography.
Please depict any drainage and/or irrigation easement that currently exists on the site.
Response: An existing conditions sheet is included in the submittal. Refer to
drawing 002- C.0.2 Existing Conditions. The existing conditions sheet has lot
boundaries, setbacks, and all easements.
4. BMC - Table 38.400.090-1 provides the minimum distance between public and/or private
accesses and intersections. The proposed southern access to the site does not meet the
access standard requirements. The applicant will have to remove the access, or receive
approval for an access Modification from MDT. If the applicant receives MDT approval
for the access, then they may pursue subsequent approval from the City of Bozeman. The
process for access modification approval with the City of Bozeman is referenced below.
For a modification (MOD) to access code - BMC 38.400.090 - H 3. - Commercial
developments (including residential complexes for five or more households) which may
not be able to meet the requirements of subsections C through E of this section, and are
requesting modifications from the standards, must submit to the city engineer a report
certified by a professional engineer addressing the following site conditions, both present
and future: a. Traffic volumes; b. Turning movements; c. Traffic controls; d. Site design;
e. Sight distances; and f. Location and alignment of other access points.4. Based upon the
above data, the review engineer will determine whether a modification from the required
standards is justified and, if so, what alternative requirements will be necessary. This
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access must receive approval with City and State authorities prior to site plan approval.
Response: Responded by: Lowell Springer-5/10/24
“This access (all accesses) was approved by MDT and installed with the
improvement of North 19th Avenue circa 2000”
Refer to document 008 for existing turn in supporting documents.
5. The southern access to the site appears to be the secondary access to the site. This access
does not meet the access spacing requirements (Ref#14) and it has not received approval
from MDT. If the access is denied, there will be no secondary access to the site and the
provision below must be waived by the (DRC) prior to site plan approval. BMC
38.400.010 - A.8. - Secondary Access - Second or emergency access. To facilitate traffic
movement, the provision of emergency services and the placement of utility easements,
all developments must be provided with a second means of access. If, in the judgment of
the development review committee (DRC), a second dedicated right-of-way cannot be
provided for reasons of topography or other physical conditions, the developer must
provide an emergency access, built to the standards detailed in these regulations. a. This
provision may be waived or conditionally waived by the DRC.
Response: Responded by: Lowell Springer-5/10/24
“There are 2 accesses, both accesses were approved by MDT and installed
with the improvement of North 19th Avenue, the south access is 2-WAY (IN
AND OUT )”
6. BMC 38.220.080 - A.2.g. - Traffic Generation - The applicant must submit a peak hour
trip generation value to the City to determine whether a traffic impact study is required.
Response: In coordination with MDT for traffic Impact Study Waiver. This
section of 19th Ave is MDT jurisdiction.
7. Easements - The applicant must review section 38.230.100. Specifically, but not
exclusively, show how future utilities (i.e. water, sewer, and electrical will service the
properties units) as well as any existing easements.
Response: Drawing 006- Site Plan C.1.0 shows the location of service
locations. Drawing 002- C0.1 Existing Conditions shows the existing
easements. The site plan identifies the proposed 4” fire service and 1.5”
water service. They will be hot tapped into the existing 6” cast iron water
main and enter the building in the mechanical room.
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8. 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.
Response: CILWR Fee correspondence is included with submittal, refer to
document 009. In coordination with Griffin Nielson. Preliminary
calculations with Griffin will be included in site plan application.
9. No water and sewer utilities have been shown on the CONR application. The applicant
must provide reference to these utilities for engineering review with site plan application.
Response: Drawing 006- Site Plan C.1.0 shows the location of service
locations. The site plan identifies the proposed 4” fire service and 1.5” water
service. They will be hot tapped into the existing 6” cast iron water main and
enter the building in the mechanical room.
10. DSSP Section V.A. - Main Size - A water design report must be prepared by a
professional engineer for the proposed project. The water distribution system must be
designed to meet the maximum day demand plus fire flow and the peak hour demand.
Response: Water design report is not included with the site plan application,
as no main extensions are proposed.
11. DSSP Section V.B.2. - Report criteria - A design report prepared by a professional
engineer licensed in the State of Montana demonstrating compliance with these
requirements shall be submitted to and approved by the City of Bozeman. Design
parameters and the critical conditions shall be shown on an overall plan of the study area.
An overall plan of the development, including all areas outside of the study area which
would naturally be served through the study area shall be included.
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Response: A design report is not included with the site plan application, as no
main extensions are proposed.
12. DSSP Section V. B. - Sanitary Sewer System Design Criteria - The applicant must
provide an estimate of the peak-hour sanitary sewer demand for the different phases
certified by a professional engineer for the proposed project prior to Phase 1 site plan
approval. This information is used to verify downstream sewer capacity as well as keep
the Citys wastewater hydraulic model updated.
Response: A Sewer estimate of peak-hour sanitary sewer demand is included
with submittal. Refer to document 016.
13. DSSP Section II A. 4 - Water Quality - The applicant must include a drainage plan with
post-construction storm water management controls that are designed to infiltrate,
evapotranspire, and/or capture for reuse the post- construction runoff generated from the
first 0.5 inches of rainfall from a 24- hour storm preceded by 48 hours of no measurable
precipitation. For projects that cannot meet 100% of the runoff reduction requirement, the
remainder of the runoff from the first 0.5 inches of rainfall must be either: a. Treated
onsite using post-construction storm water management control(s) expected to remove 80
percent total suspended solids (TSS); b. Managed offsite within the same sub-watershed
using post-construction storm water management control(s) that are designed to infiltrate,
evapotranspire, and/ or capture for reuse; or c. Treated offsite within the same
subwatershed using post-construction storm water management control(s) expected to
remove 80 percent TSS.
Response: A Stormwater report and Drainage plan are included in
submittal. Refer to document 019- storm water report and drawing 008-
Grading/Drainage Plan.
14. DSSP Section II C. - Water Quantity - The applicant must provide on-site detention with
release rates limited to predevelopment runoff rates. Retention ponds must be sized based
on a 10-year, 2-hour storm intensity.
Response: Acknowledged, a Stormwater report and Drainage plan are
included in submittal. Refer to document 019- storm water report and
drawing 008- Grading/Drainage Plan.
15. Montana Post-Construction Storm Water BMP Design Guidance 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
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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.
Response: A Geotech Report is included in submittal, refer to document 020.
The report indicates that groundwater was not encountered during soil
boring. Boring depth went to depths from 7-11.5 ft. Active groundwater
monitoring is being completed on adjacent property to the north. No
groundwater has been detected.
16. The subject site plan is within Special Improvements Lighting District #461 (Resolution#
1254). The applicant must review and adhere to the SILD prior to site plan approval.
Response: Responded by: Lowell Springer-5/10/24
“This has been addressed, Lighting Site Plan/Photometrics is part of this Site
Plan Application.”
17. Coordinate with Northwestern energy on the existing overhead power lines.
Response: Acknowledged, Northwestern Energy has been contacted about
the property.
18. The applicant must provide and file with the County Clerk and Recorder's office executed
Waivers of Right to Protest Creation of Special Improvement Districts (SIDs) on City
standard record Form. The form applicable to the subject project has been uploaded for
execution in the City Documents File.
Response: Acknowledged, we will provide and file with the County Clerk
and Recorder's office executed Waivers of Right to Protest Creation of
Special Improvement Districts (SIDs) on City standard record Form when
improvements are provided by the City.
Water Conservation Division, Eric Neustrup
1. It is anticipated that in early 2024, a water efficient landscape ordinance (and associated
Landscape and Irrigation Performance and Design Standards Manual) will be adopted by
the Bozeman City Commission. These revisions to Bozeman’s UDC will ensure that
landscapes in future developments use water more efficiently by placing limits on the
amount of turfgrass that can be installed, requiring high-quality topsoil, and setting
standards for how irrigation systems are designed. To familiarize yourself with these
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upcoming changes, please visit https://www.bozeman.net/departments/utilities/water-
conservation/new-development-standards. If the effective date of this ordinance occurs
before this project is deemed by City review agencies as "adequate", then it will be
subject to the new code requirements.
Response: Responded by: Lowell Springer-5/10/24
“Acknowledged, See the Landscaping plan Sheet L100 which meets these
conditions,”
2. Outdoor Watering: Best Practices for Water Efficiency Recommendations: 1.
Hydrozoning: Landscaped areas should be on separate irrigation zones (valves) based on
the vegetation’s water demand. Grouping plants with similar watering needs in the same
irrigation zone will reduce over or under watering of the vegetation. 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. 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. 4. Drip Irrigation: Perennials,
shrubs, and trees should be irrigated using low flow drip irrigation technology that will
directly target the roots. 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. 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. 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. 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. 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. 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. 11. Irrigation Head Spacing: Overhead sprinkler heads
should be installed upright in the ground and 2” from any paved surface, especially curbs,
to minimize sprinkler head damage from snowplows and lawn care equipment. 12.
Irrigation Sleeving: When irrigation lines need to be routed under hardscape areas,
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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.
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. Requirements:
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. 2. Backflow Prevention: To
ensure proper protection of Bozeman’s drinking water supply, the installation of a
backflow preventer that is approved by the
Uniform Plumbing Code for use on irrigation systems is required.
Response: Responded by: Lowell Springer-5/10/24
“Acknowledged, See the Landscaping plan which meets these conditions,”
Building Division, Ben Abbey
1. BLDG - Accessible Parking PARKING FOR ACCESSIBLE PARKING SPACE BE IN ACCORDANCE WITH
THE ICC 2021 IBC and A117.1-2017 CHAPTER 5
Response: Proposed ADA parking is in accordance with the ICC 2021 IBC
and A117.1-2017 CHAPTER 5.
2. Changemark BLDG – Kitchen
Kitchen Layout and equipment shall be required in the application for building permits.
Mechanical/Plumbing/Electrical Engineering for these systems is required.
Response: Kitchen Layout and equipment will be included in the application
for building permits.
Water and Sewer Division, Nick Pericich
1. W/S Water and Sewer Mains
Water and sewer mains aren't shown on your drawings, but we will need access to the
manhole in the back easement on the site. You cannot put structures or trees in the
easement to maintain the water and sewer mains. The sewer main is very shallow at that
manhole and a lift pump may be needed for sewer depending on how elevations pan out.
Response: Acknowledged, the manhole will be accessible and no structures
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or trees will be put in easement. Refer to drawing 006-Site Plan for location
of manhole.
2. There is a major 66" storm sewer on the 19th side of this property that isn't shown on the
drawing. There is also a drainage connection from Blackmore into this storm sewer.
Response: Acknowledged, the 66” storm sewer is shown on drawing 002-
C0.1 Existing conditions sheet.
Forestry Division, Alex Nordquest
1. Forestry Changemark note #01
Tree species selection will be limited by the overhead power lines (low- growing species
only according to City of Bozeman Street Tree Guide). A future Landscape Plan would
need to show all utilities and confirm adequate clearance.
Response: Acknowledged, refer to landscaping plan meets these conditions.
Fire Department, Scott Mueller
1. As proposed, overall layout for emergency response is okay. A few comments for
possible change/inclusion if project is submitted for site plan approval: Bus stop also
should be designated as a fire lane-no parking, as this is where we would park to connect
to FDC. Provide exhibit showing distances to existing fire hydrants adjacent to project.
Also, not sure what your intent is with noted "path of coverage for fire". As proposed, we
would have ability to drive completely around building and this easily meets the fire code
intent of fire being able to access any side of building within 150 feet. FYI, Along with
the fire sprinkler system, occupant load and occupant use would require that the required
fire alarm system have voice enabled notification devices.
Response: A bus stop is no longer proposed. Refer to document 010 for fire
hydrant distance from property and locations.
Stormwater Division, Russ Smith
1. 38.230.090. A. 1. c. Checklist: Data regarding the existing zoning, site and building
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conditions, adjacent uses, available utilities and other related general information about
adjacent land uses. The Farmer's Canal pipe is located along the west side of the subject
property line (which also conveys stormwater) and is a significant (66" CMP) utility,
which may reflect the layout of the bus stop, sidewalks, and other utilities. This must be
delineated, shown, and discussed in all future submittals.
Response: Acknowledged, refer to drawing 002- C0.1 Existing Conditions
sheet. A bus stop is no longer proposed for the subject property.
Addressing, Jenny Connelley
1. A correct address would need to be obtained for this structure. 840 does not currently exist in our City
system.
Response: Responded by: Lowell Springer-5/10/24
“I have requested an address for this project with Jenny Connelly and
840 North 19th Avenue has been suggested but will not be confirmed
until the Site Plan is approved.”
Planning, Danielle Garber
19. Per BMC 38.310.030.B Community Centers are principal uses within the R-O zoning district. In this district
the primary use of a lot, as measured by building area, permitted in the R-O district is determined by the
underlying growth policy land use designation. Where the district lies over a residential growth policy
designation the primary use shall be non-office use. The underlying growth policy designation for the subject
parcels is Residential Mixed Use. An email from Anna Bentley, Director of Community Development, on
January 3, 2024 provided a director’s interpretation of the required uses in R-O zoning. Based on the code,
past administration of code provisions, and discussions with sta?, she determined that “non-o?ce” as
applied to this particular R-O parcel would include a community center use. The proposed uses are
permissible for the subject parcels.
Response: Responded by: Lowell Springer-5/10/24
“Acknowledged. We appreciate this consideration and input from the
planning department.”
20. BMC 38.360.090 has additional use criteria for community center uses. The applicant
must demonstrate compliance with these criteria in their formal submittal: A. Within
residential districts, there must be public street access onto an arterial or collector
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standard street within 600 feet of the entrance to a community center site. B. Community
centers located within residential districts must, when any individual structure exceeds
5,000 square feet in gross floor area or exceeds the district's allowed maximum height,
provide a 20 foot landscaped setback between the building and adjacent residential uses.
A structure separated from the adjacent residential uses by a parking lot, public street,
watercourse, public open space, or similar separation is exempt from the additional
setback width requirement. C. Each community center site with more than 40 parking
spaces must provide a minimum of two ingress/egress points which comply with section
38.400.090.
Response: Responded by: Lowell Springer-5/10/24
“A. and B. are met in the Site Plan and we have less than 40 spaces on site
Parking Lot.”
21. The application is showing a 378 square foot accessory building, a garage, placed 5-feet
from the rear property line. Per BMC 38.360.030.I accessory structures between 120 and
600 square feet must be placed at a minimum of 6-feet from the rear property line.
Response: Responded by: Lowell Springer-5/10/24
“The accessory building is now 6-feet from any lot line.”
22. R-O zoning has a 20 foot rear setback from the east property line per BMC 38.320.030.C.
Additionally, community center uses are required to provide a 20 foot landscaped setback
between the building and adjacent residential uses. The applicant is required to provide
the 20-foot setback from the rear property lines to the building. The parking and
circulation areas do not need to provide a 20-foot setback, but must provide enough room
for parking lot screen landscaping and trees for residential adjacency from the adjacent
residential uses per BMC 38.550.050.C.
Response: Responded by: Lowell Springer-5/10/24
“The revised Site Plan meets this Condition. There is a 20’+ setback.
Driveway and parking are allowed.”
23. There are overhead power lines and stormwater mains within the front setback. The
applicant is required to show the locations of all easements and utility lines with the
formal submittal. The applicant is advised to coordinate with Northwestern Energy
regarding separation and construction safety around overhead power lines. Additionally,
alternative trees species may be required to meet the public landscaping requirement and
not interfere with the overhead lines.
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Response: Acknowledged, refer to drawing 002- C0.1 Existing conditions
sheet. We are in coordination with Northwest energy.
24. A subdivision exemption application is required to clean up underlying lot lines, establish
any additional required utility easements and right-of-way, and aggregate the lots.
Response: In coordination with the city, a subdivision exemption application
to aggregate the lots will be submitted.
25. A 25-foot front setback for the Gateway block frontage is required per 38.510.030.E. Due
to the varied location of the property line the front setback shown to the parking lot is 15-
feet. A departure from this standard is available. If the applicant would like to apply for a
departure with their formal site plan submittal they will need to provide a departure
narrative showing the alternative proposal still meets the intent of the standards and pay a
departure fee.
Response: Responded by: Lowell Springer-5/10/24
“We have provided a setback of more than 25’ from the property line of the
south lot and are requesting an administrative departure as there is an
unusual difference in the distances from North 19th avenue curb and related
sidewalk to the property lines. (See sheet A100)”
END OF NARRATIVE