HomeMy WebLinkAbout003 Concept Plan RTC Narrative
895 Technology Boulevard, Suite 203, Bozeman, MT 59718 | 406.586.0262
August 30th, 2024
City of Bozeman Community Development
Planning Department
20 E Olive St
Bozeman, MT 59715
RE: Concept Review Comment Response Narrative for Blackwood Goves (Project #24233)
Dear Reviewer,
A Concept Review application for Blackwood Groves was submitted on May 7th, 2024. A review was
completed on June 11th, 2024. The following narrative addresses the comments provided by various
departments in the City of Bozeman. Responses to the comments are provided in blue:
1. SLD Waste
1. location for trash enclosure will not work. must have 50 foot straight approach to the
front of refuse enclosure. no parking is allowed within the 50 foot approach.
Response: Trash from all on-site trash enclosures will be collected by the property management
group and moved to a single trash enclosure at the NE corner of the site. This is the only trash
enclosure that will be used for City collection. This is explained in document 004 "Site Plan
Narrative"
2. SLD Waste
location for refuse enclosure will not work. must have 50 foot straight approach to front of refuse
enclosure. no parking allowed within 50 foot approach
Response: Trash from all on-site trash enclosures will be collected by the property management
group and moved to a single trash enclosure at the NE corner of the site. This is the only trash
enclosure that will be used for City collection. This is explained in document 004"Site Plan
Narrative"
3. SLD Waste
location for refuse enclosure will not work. must have 50 foot straight approach to front of refuse
enclosure. no parking within the straight approach. this applies to all refuse enclosures for this
project.
Response: Trash from all on-site trash enclosures will be collected by the property management
group and moved to a single trash enclosure at the NE corner of the site. This is the only trash
enclosure that will be used for City collection. This is explained in document 004 "Site Plan
Narrative"
4. It is anticipated that in 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 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: Acknowledged. We will keep an eye out for any changes to the UDC regaurding
landscaping.
5. 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, 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: This note has been added to sheet L3-00.
6. adequate snow storage areas
38.540.020.M. Please double-check your calculations to make sure you have sufficient area for
snow storage without blocking required parking spaces or landscaping.
Response: Snow storage areas have been chosen to minimize disturbance on parking and
landscaped areas. Please reference document 007 "Snow Storage Report" for a detailed analysis
of snow storage calculations and areas.
7. no parking along collector or arterial streets
Please do not show parallel parking along collector or arterials streets as it is dangerous.
Response: No parking is proposed on collector or arterial streets.
8. sidewalks to public ROW sidewalks
is there a pathway to the street ROW sidewalk?
Response: All proposed sidewalks will connect to existing sidewalks within the surrounding ROWs.
9. fencing
why do you need a fence here? Is there a sidewalk to the 19th Avenue ROW sidewalk?
Response: The fence is provided for privacy and aesthetics for the tenants of the ground floor
units. Details on the fence type and dimensions are included in the architectural drawings.
10. snow storage
How are you going to get snow into this area without damaging the trash enclosure and a parked
vehicle?
Response: This snow storage area has been removed.
11. on-street parking
which streets are you showing the on-street parking spaces?
Response: On-street parking is located along Canter Ave and Victoria St.
12. off-site parking
On-street parking along collector or arterial roads are not permitted to satisfy residential parking.
Blackwood is a collector and S. 19th is a principal arterial roadway.
Response: No on-street parking is proposed along S. 19th Ave or Blackwood Rd.
13. snow storage
Please review your calculations of the snow to be collected and stored on the Site and make sure
required parking and landscaping is not used for snow storage.
Response: See response to comment 6.
14. is this leasing office?
There is no parking required for the accessory uses related to the residential use such as outdoor
recreation, indoor recreation, lobby, leasing offices and covered bike storage facilities. Your
parking requirement is 336 spaces of which 2% must be ADA. If you have ADA accessible units on
the ground floor of your buildings, we expect the ADA parking to be close by.
Response: ADA parking stalls have been provided in front of all buildings with ADA accessible units
on the ground floor. The number of ADA parking stalls meet the required 2% of all spaces.
15. recalculate
no parking on Blackwood or S. 19th
Response: There is no street parking proposed on Blackwood Rd. or S. 19th Ave. Street parking is
proposed only on Canter Ave and Victoria St.
16. 38.540.050.A.4.b bicycle parking location
Please show where the 36 spaces would be located within 100 feet of the apartment building to
which it serves.
Response: The bike racks for each building are callout out on the Site Plan with the letter N.
There is a bike rack located adjacent to each apartment building within 15'. Each rack holds 6
bikes for a total of 56 spaces. Please see the updated document 005 Parking Calcs which reflects
this number.
17. screening of parking 38.550.050.C.2.
At planting, the vegetative screening must be at lease 4 feet in width, densely planted with shrubs
and trees maintaining a height of at least 4 to 6 feet.
Response: The landscape buffer of concern has a width greater than 9-feet. The plant materials
indicated in the landscape buffer all have a mature height greater than 4-feet in height.
18. 38.520.070 screening of trash enclosure
The 3 sides must be screened with dense and tall landscape shrubs and trees or a fence.
Response: There are numerous evergreen conifer trees indicated to screen the trash compactor
enclosure. The plant materials indicated in the landscape buffer all have a mature height greater
than 4-feet in height.
19. 38.550.050.C.2.(4) c
Indicate how no parking space is farther than 70 feet from a tree trunk.
Response: Refer to Sheet L3-00. The trees near parking spaces include a 70-foot radius
demonstrating that all parking spaces comply with the tree proximity requirements.
20. water conservation landscaping
all landscaping on the site shall meet the new water conservation standards.
Response: Irrigation plans have been provided for review. The note from #5 above has been added
to sheet L2-05. Plant species have been confirmed to comply with the WELO plant list.
21. water conservation landscaping and irrigation Manual standards
All irrigation must meet the new standards.
Response: Irrigation plans have been provided for review. The note from #5 above has been
added to sheet L2-05.
22. 38.510.030.J Special Residential Block Frontage
With a detail drawing, please show how the ground floor dwelling unit designs meet the security
and privacy standards of subsection J. Which option will be used?
Response: The intent is to follow 38.510.030, J, 1 - Where there is a min. 60 SF porch is raised at
least 1'-0" above adjacent grade/sidewalk.
23. 38.520.070 Screening of mechanical equipment
exterior wall mounted meters, mini-splits and other mechanical equipment must be screened
from view from sidewalks, streets and other common public spaces.
Response: The intent is to provide fencing/landscaping to screen mini-split condensors located on
the ground level and facing public sidewalks, streets and other common public spaces.
24. 38.530.070 blank walls
Please provide a detail as to how you would mitigate blank walls.
Response: There are no lengths of wall 15-0" or greater that would be considered a "blank wall"
on the apartment buildings. In regards to the clubhouse and maintenance building there are a few
"blank walls" that can be viewed from the public. The intent is to provide a 5'-0" wide min. planting
bed per option 2 to mitigate these "blank walls".
25. building names versus building types
each building has a name, A through I. None are labeled a building type. Please label the
correlation between building name and building type.
Response: We have revised our drawings to provide building type labels as requested.
26. Occupancy phasing
The northern block will be phase 1. It has 6 buildings. If you want occupancy of one before all are
completed and inspected, please provide a phasing plan for occupancy as well within the overall
Phase 2 and 2 plan.
Response: Subphases for each building have been added to the Site Plan.
27. W/S Trees
These trees cannot be placed in the easement to maintain this sewer main.
Response: The trees noted have been deleted to comply with this comment.
28. Forestry Changemark note #01
Proposed blvd trees are unnecessarily close to the Street Vision Triangle; please adjust spacing.
Blvd trees can be as close as 30' apart from each other to accommodate adjustments. This applies
to all pages of the Landscape Plan.
Response: Trees have been eliminated and shifted as necessary to comply with this remark.
29. Forestry Changemark note #01
Wood Chip Mulch is required for all City-Maintained trees (boulevards and park spaces); gravel is
not acceptable. Minimum dimensions of 3' diameter, 3-4" in depth.
Response: The mulch within the ROW has been changes to wood chip mulch to comply with this
remark.
30. Storm - Grades
This looks fine for a conceptual plan. We will need additional information about existing and
proposed grades, and continuity with landscaping sheets along this boundary at Site Plan review.
Response: A full Grading and Drainage Plan is included with this submittal.
31. BMC 38.410.070, DSSP Section V.A & V.B - Water & Sewer Demand: Prior to a determination of
adequacy, the applicant must provide an estimate of the peak-hour sanitary sewer demand as
well as the average and max day demands of domestic water usage for the proposed site
development. A professional engineer must certify the estimates.
Please include relevant Blackwood Groves Subdivision Water & Sewer Design Report
information/excerpts.
Response: Sewer and water design reports for the Master Subdivision are included with the Site
Plan submittal. See documents 009 "Master Water Design Report" and 010 "Master Sanitary
Sewer Design Report"
32. DSSP Section V.A.3 - For any water main extensions, prior to site plan approval, a water 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.
Response: The master water design report has been included with the Site Plan submittal. Please
reference document 009 "Master Water Design Report"
33. DSSP Section V.B.2 - For any sewer main extensions prior to site plan approval a sewer design
report prepared by a professional engineer licensed in the state of Montana demonstrating
compliance with these requirements shall be submitted. 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.
Response: The master sanitary sewer design report has been included with the Site Plan
submittal. Please reference document 010 "Master Sanitary Sewer Design Report"
34. BMC 38.410.130 - Water Rights: The applicant must contact Griffin Nielsen with the
Engineering/Utilities Department directly at gnielsen@bozeman.net or (406) 582-2279 to obtain
a determination of cash-in-lieu of water rights (CILWR). CILWR must be paid prior to final site plan
approval.
Response: Griffin will be contacted for a determination on cash-in-lieu of water rights for the Site
Plan following the submittal.
35. Stormwater - If stormwater runoff generated from the proposed development was accounted for
within the Blackwood Groves Subdivision Stormwater Management Plan, the applicant must
confirm this is the case and verify current standards will be met for the proposed development as
part of the formal Site Plan submittal. Stormwater design must be in compliance with DSSP
Section II.A.4 and II.C.
Response: Stormwater runoff for the site has been accounted for in the master subdivision plan.
Please reference document 008 "Master Stormwater Design Report"
36. Montana Post-Construction Storm Water BMP Design Guidance Manual) - Seasonal 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.
Response: Groundwater monitoring has been taking place prior to the submittal, including the
high-water season. Please reference document 017 "Groundwater Monitoring" containing
groundwater monitoring data for the site.
37. BMC 38.220.060.A.11.g - Traffic Generation: An update to the Traffic Impact Study (TIS) will be
required for the proposed development which will need to discuss how much daily traffic will be
generated on existing local and neighborhood streets, roads and alleys, arterials and collectors
when the subdivision is fully developed.
Response: A traffic impact study was previously completed for the master subdivision. Please
reference document 011 "Master Traffic Impact Study."
38. BMC 38.410.060.C.1 - Easement Water & Sewer: The applicant must provide a thirty (30) foot
public utility easement to accommodate both water and sewer. An additional ten (10) feet of
width is required for each additional main that occupies the easement. Final (wet signature)
easements must be provided prior to final site plan/subdivision approval. Easement template can
be found in the City Documents folder.
DSSP Section V.D.5.c - No permanent structures shall be placed within a utility easement unless
an encroachment permit has been obtained. Trees or other significant landscaping features shall
not be placed within ten (10) feet of any utility main or service lines.
Response: Public utility and trail easements are shown on the Site Plan. Draft easement
documentation will be included with the submittal. Please reference document 018 "DRAFT
Easements"
39. DSSP Plans and Specifications Review Policy A: Plans, specifications, and submittals for public
infrastructure improvements including fire service lines must be submitted to the City Engineering
Department through the engineering Project Dox Portal Development Center for infrastructure
review (https://www.bozeman.net/services/development-center).
Response: Infrastructure plans will be submitted to the City following the Site Plan submittal.
40. 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.
Response: Acknowledged. Installation of improvements will comply with BMC 38.270.030.C.
41. On-site Concurrent Construction (BMC 38.270.030.C.1) must include the following deliverables to
be submitted with site plan. -
• Infrastructure plans approved by the City and DEQ;
• Concurrent Construction Plan (a narrative of the schedule and construction management plan,
including any necessary phases);
• Approval from fire department (Scott Mueller to simultaneously construct the infrastructure
and private development);
• Irrevocable Offer of Dedication (template can be found in the City Documents and Staff Reports
folder);
• All easements for the infrastructure must be executed
Response: Acknowledged. An on-site concurrent construction application will be submitted
following the Site Plan submittal.
42. net density calculations
Please note that the detention ponds of Lot 1, Block 13 may not be used to calculate density/the
number of dwelling units allowed on the Site. Please list the net residential density for the
development using the formula found in UDC 38.700.130 "Net Residential Density" definition.
Please show the results on the Cover Sheet.
Response: There are no detention ponds located on Lot 1, Block 13. The ponds are located on a
separate parcel and were not used for the net density calculation. Please see drawing 001 "C0.0 -
Cover Sheet" for the net density calculation.
43. screening of parking
The S. 19th Ave. frontage is designated a "Landscape" Block Frontage (BF) and the other street
frontages are designated "Mixed" BF. The northernmost frontage abuts a drainage facility/park.
When a Site has multiple street frontage designations, the hierarchy noted in UDC 38.510.020.F
applies. The default for residential use is the Landscape BF which limits parking lots to a maximum
of 50% of the frontage. Please note the criteria for a Departure from this limitation in
38.510.030.C.3 and provide a narrative rationale as to why you cannot meet the 50% maximum
and how your proposed design meets the criteria of subsection 3. Also note the parking lot
screening requirements of 38.550.050.C for which there is no departure.
Response: The parking in question fronts an open space parcel used for stormwater detention. It
is not a park. This is shown on drawing 003 "C1.0 - Site Plan"
44. new water conservation landscape and irrigation standards
As of June 15, 2024, the City's new water conservation ordinance will be in effect. Please see the
Water Conservation website for details.
Response: Irrigation plans have been provided for review. The note from #5 above has been
added to sheet L2-05.
45. Shared Used Path - It is the City’s intent, as outlined in the TMP and PROST Plan, to have a 10-foot
wide shared use path along the east side of South 19th Ave. South University district to the north
has constructed a 10-foot path as part of their proposed improvements. The City must ensure
continuity and connectivity in this corridor.
The City will prefer to have a 10’ shared-use path along South 19th Ave. This aligns with the city’s
goal of providing off-street bicycle facilities along all arterial and collector streets and will serve
the proposed multifamily residences.
Response: An on-site meeting took place with Taylor Lonsdale, the City Transportation Engineer,
where it was determined that the City would be responsible for providing a shared use path on
the southern lot of this subdivision (Block 13, Lot 1) due to the exisitng approval and construction
of a 5-foot wide sidewalk on this lot. A 10-foot wide shared use path is proposed along the
northern lot of this proposed subdivision (Block 1, Lot 1).
46. Site plan application needs to provide information to confirm the project area was included in the
net residential land area when the subdivision park requirements were calculated. If project area
was excluded during subdivision review because area was previously considered commercial, this
project will have additional parkland requirements. CILP will be accepted if required.
Response: The project area was included in the master park plan. Please reference document 013
"Parks Master Plan"
47. NWE - Transformers
Please ensure there is room for NWE transformers (7ft x 7ft) near each building corner. Submit a
construction application to begin working with NWE engineer.
Response: A construction application has been submitted to NWE.
48. Forestry Changemark note #01
No Trees within 10' of underground utilities. Please omit propose blvd trees from the Landscape
Plan
Response: Trees have been eliminated and shifted as necessary to comply with this remark.
End of Response to Comments Narrative