HomeMy WebLinkAboutNA2 - Narrative Response to Comments 714 Stoneridge Drive, Suite 2 Bozeman, MT 59718
Page 1
October 10, 2024
City of Bozeman
Department of Community Development
20 East Olive Street
Bozeman, MT 59715
Re: Valley Glass and Windows Site Plan Application – (Planning File Number:20397)
To Whom it May Concern,
The intent of this letter is provide a narrative response to the Concept Review Comments for the Valley
Glass and Windows Site Plan. The City comments provided by letter to C&H Engineering and Surveying,
Inc. dated December 17, 2020. The City’s comments are provided below in plain text. Narrative
responses are provide below in red text.
PLANNING
1. BMC 38.230.150.B. Amendments to plans.
a. As the proposed changes to the site exceed the thresholds established in Sec. 38.230.160.C,
an amendment to or modification of the existing plan may not occur. The formal submittal of
this application must be submitted as a site plan.
RESPONSE: Noted. This Narrative is included in the Site Plan application.
2. BMC 38.220.080. Site plan submittal requirements.
a. The application must meet the SP form requirements.
i. Community Development Staff recommends the applicant proceed with the inclusion
of the additional future warehouse building during the time of the submittal for the SP
related to the parking lot expansion.
RESPONSE: Noted.
ii. Another option the applicant may proceed with is the submittal of a Master Site Plan
and Phase 1 Site Plan, concurrently, with subsequent site plans for the additional
development of the site dependent on the estimated timeline for entitlements and
construction as it relates to the parking lot expansion and additional warehouse
building.
RESPONSE: All development will occur in one phase. All development proposed is
included in this Site Plan application.
3. BMC 38.320. Form and intensity standards.
Page 2
a. Please provide the correct acreage of this lot during the formal submittal application, plans,
and associated documents.
RESPONSE: The correct acreage of this lot, 2.271 ac, is included in the formal submittal.
b. Please provide the lot coverage calculations during the formal submittal plans.
RESPONSE: The lot coverage calculations are included in this submittal on the Site Plan sheets,
specifically C1.1.
4. BMC 38.400.090. Access.
a. Dead-end streets must comply with city design specifications and standards, and with any city
adopted International Fire Code. No dead-end streets longer than 150 feet are permitted
without an approved turn-around. Where streets terminate, the developer must provide a cul-
de-sac at the terminus. Where it is planned that a dead-end street will be extended in the
future, a temporary cul-de-sac must be provided. All approved turnarounds must be signed as
no parking.
RESPONSE: This site does not propose a dead-end street.
i. "T" turnarounds, in-lieu of temporary culs-de-sac, must be specifically approved by the
review authority. "T" turnarounds must include two straight backup lengths of 45 feet
each to accommodate city fire trucks. All other design requirements are established by
the review authority.
RESPONSE: No T turnarounds are proposed.
ii. Community Development Staff recommends a secondary connection to the existing
parking lot on the southern property in order to meet this provision.
RESPONSE: The site plan does not allow for a secondary connection to the existing
parking lot to the south. The site has two access points onto Rawhide Ridge that will
allow easy turnaround for emergency services. The site does not propose a new road,
just an enhanced parking lot.
5. BMC 38.410.080. Grading and drainage.
a. Stormwater facilities must not occupy more than one-third of a required front setback. Please
demonstrate conformance with this provision.
RESPONSE: Proposed stormwater facilities do not occupy more than one-third of the required
front setbacks. Of the 666.39 feet lot frontage, approximately 200 feet consists of stormwater
facilities, or approximately 30%.
i. Departures will be considered per Sec. 38.250.060 for stormwater facilities with Low
Impact Development (LID) components, underground components, or exceptional
design.
RESPONSE: No departure from this is required as the stormwater facilities occupy less
than one-third of the required front setbacks. Underground LID systems are proposed
with the site plan improvements.
6. BMC 38.520.040. Non-motorized circulation and design
Page 3
a. Ensure all internal pathways have a minimum 5’ wide unobstructed surface. Where a pathway
is adjacent to perpendicular or angled parking, an extra 2’ of walkway width must be provided
to mitigate for parked vehicles overhanging the walkway. Pathways must be separated from
structures by at least 3’ of landscaping. Please see Sec. 38.540 for any additional provisions
regarding internal pathways and parking areas.
RESPONSE: The internal pathways on the proposed site plan meet these City requirements.
i. Departures may be permitted for other landscaping and/or façade design treatments
to provide attractive pathways will be considered. Please see Sec. 38.520.40.D for
examples related to pathway design. If a departure is applied for the tapered sidewalk,
please ensure that this pathway is not an accessible route per the building code which
requires a minimum clear width of 3’. Departures must be applied for consistent with
section 38.250.060.
RESPONSE: No departures are requested.
7. BMC 38.520.070. Location and design of service areas and mechanical equipment.
a. Service areas must not be visible from the sidewalk and adjacent properties. Where the
review authority finds that the only option for locating a service area is an area visible from a
public right-of-way, internal pathway or pedestrian area, or from an adjacent property, the area
must be screened with structural and landscaping screening measures provided in subsection C
below and division 38.550.
RESPONSE: Landscaping improvements are proposed
i. As a structural enclosure may already exist for the dumpsters, the sides and rear of the
service enclosure must be screened with landscaping at least five feet in width in
locations visible from the street, parking lots, and pathways to soften views of the
screening element and add visual interest.
1. Departures from this provision may be considered per section 38.250.060
provided the enclosure and landscaping treatment meet the intent of the
standards and add visual interest to site users.
RESPONSE: The dumpster was moved to an area along the south property line,
towards the west of the parking lot. Please see the updated Site Plan for the
new location. The dumpster is screened from view with an enclosure.
8. BMC 38.540. Parking.
a. Please provide bicycle parking in accordance with this section.
RESPONSE: 4 bicycle parking spaces are proposed, which is 4% of the proposed parking spaces
for proposed new building (37spaces for the new building x 10% = 3.7 bike spaces)
b. The proposed future additional building would require one off-street loading berth per
Sec.38.540.080. Please indicate conformance with this provision during the formal submittal.
RESPONSE: The proposed site contains one off-street loading berth per Sec 38.540.080
including an off-street truck ramp. Please see the Site Plan included in this application.
Page 4
9. BMC 38.550. Landscaping.
a. Please provide a detailed landscaping plan in accordance with this section of the BMC and
Sec.38.220.100.
i. Please ensure all surface parking lots on the building site have landscaping in
accordance with Sec. 38.550.050.C.
RESPONSE: Noted.
ii. Please ensure no tree in the parking lot landscaping is planted closer than three feet
to the back of the curb or edging equivalent.
RESPONSE: This is noted.
iii. Please provide dimensions for landscape islands.
RESPONSE: Noted. Landscape Islands are 8’ wide or greater typically.
iv. Street frontage landscaping is required along all street rights of way within the
proposed development site.
RESPONSE: This is noted. Landscaping is provided along street frontages. Deep rooted
plantings are not provided along Simmental Way because of existing
telecommunication and fiber optic lines.
10. BMC 38.570. Lighting. Please provide a detailed lighting plan in accordance with this section of the
BMC if applicable.
RESPONSE: Included in this application is a detailed lighting plan for both on-site lighting and
proposed street lighting.
FIRE DEPARMTENT
1. 2012/2018 International Fire Code: SECTION 503 FIRE APPARATUS ACCESS ROADS
a. 503.1 Where required. Fire apparatus access roads shall be provided and maintained
in accordance with Sections 503.1.1 through 503.1.3.
RESPONSE: The site has been updated to create a looped access road, removing the
dead end road of over 150 ft that was included in the original submittal.
b. 503.1.1 Buildings and facilities. Approved fire apparatus access roads shall be
provided for every facility, building or portion of a building hereafter constructed or
moved into or within the jurisdiction. The fire apparatus access road shall comply with
the requirements of this section and shall extend to within 150 feet (45 720 mm) of all
portions of the facility and all portions of the exterior walls of the first story of the
building as measured by an approved route around the exterior of the building or
facility.
Page 5
RESPONSE: The Site Plan allows for emergency access to each building on site. The site
plan has been updated to create a looped access road, removing the dead-end road of
over 150 ft that was included in the original submittal.
c. 503.2 Specifications. Fire apparatus access roads shall be installed and arranged in
accordance with Sections 503.2.1 through 503.2.8.
RESPONSE: The site has been updated to create a looped access road, removing the
dead-end road of over 150 ft that was included in the original submittal.
d. 503.2.1 Dimensions. Fire apparatus access roads shall have an unobstructed width of
not less than 20 feet (6096 mm), exclusive of shoulders, except for approved security
gates in accordance with Section 503.6, and an unobstructed vertical clearance of not
less than 13 feet 6 inches (4115 mm).
RESPONSE: The looped access around the site is 24’ wide and provides clear access
around the entire site.
e. 503.2.2 Authority. The fire code official shall have the authority to require or permit
modifications to the required access widths where they are inadequate for fire or rescue
operations or where necessary to meet the public safety objectives of the jurisdiction.
RESPONSE: Noted.
f. 503.2.3 Surface. Fire apparatus access roads shall be designed and maintained to
support the imposed loads of fire apparatus and shall be surfaced so as to provide all-
weather driving capabilities.
RESPONSE: The looped access road around the site is paved and will be maintained to
support the imposed loads of fire apparatus.
g. 503.2.4 Turning radius. The required turning radius of a fire apparatus access road
shall be determined by the fire code official.
RESPONSE: The site has been updated to create a looped access road, removing the
dead-end road of over 150 ft that was included in the original submittal.
h. 503.2.5 Dead ends. Dead-end fire apparatus access roads in excess of 150 feet (45
720 mm) in length shall be provided with an approved area for turning around fire
apparatus.
RESPONSE: The site has been updated to create a looped access road, removing the
dead-end road of over 150 ft that was included in the original submittal.
Engineering
Applicant Questions
1. The applicant will be required to install curbing and sidewalks along both Simmental Way
and Rawhide Ridge Road. The stormwater from Simmental Way must be conveyed to a
stormwater control on the site designed to meet the City of Bozeman’s design standards.
Page 6
RESPONSE: Noted. The site plan proposed in this application includes curbing and sidewalks,
with stormwater being conveyed to stormwater controls on site that meet the City of
Bozeman design standards.
Easements
1. BMC 38.410.060 Easements – The applicant must provide a public drainage easement for
drainage from the public right-of-way to enter the designated storm water control. The
easement must be provided using the City’s standard language and reviewed and approved by
the Engineering Department. The applicant should contact the Engineering Department to
receive a copy of the City’s standard language. Once approved the applicant must provide an
executed original easement prior to site plan approval.
RESPONSE: A public drainage easement is provided on the site plan included in this
application.
Stormwater
1. DSSP Section II (A) (4) Water Quality - The applicant must include a drainage plan with
postconstruction 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: The proposed site includes a drainage plan to treat the runoff per the City
requirements above.
2. 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: The proposed site plan provides on-site detention facilities that are designed to
limit runoff release to predevelopment rates. Please find detailed information and
calculations in the Stormwater Report included in this application.
Paybacks
1. The subject property is located within the North 19th and Baxter Intersection Payback
District. The applicant is required to pay a proportionate share. Please contact Katherine Maines
at kmaines@bozeman.net for a determination of the amount.
RESPONSE: Based on conversations with Marcy Yeykal at the City of Bozeman, the
proportional share amount is $211.76, calculated as such:
Page 7
98,924.76 sf (2.271 ac) x 0.00214061 rate per sf = $211.76
Transportation
1. BMC 38.400.070 Street Lighting - City standard street lights are required at the intersection of
Simmental Way and Rawhide Ridge Road. The street lighting must be shown on the site plan.
Infrastructure plans for the construction for the street lights must be submitted to the City
Engineering Department per the Design Standards and Specifications Policy Manual. The street
lights must be part of an SILD prior to occupancy of the proposed project.
RESPONSE: The street lighting at the intersection of Simmental Way and Rawhide Ridge Rd is
shown on the Site Plan included in this application.
2. BMC 38.400.060 Street Improvement Standard – Simmental Way and Rawhide Ridge Road
are classified as “local” streets. Development of the Site requires the improvement of these
streets along the Site’s frontage to City standards, including proper drainage, dedication of right-
of-way (ROW), pavement, detached sidewalks, landscaped and irrigated boulevard strip, trees
within the boulevard, curb and gutter, and proper access points into the Site.
RESPONSE: The Site Plan proposed in this application improves Simmental Way and Rawhide
Ridge Road to local street standards.
Conditions of Approval
1. If not already filed for the subject site, 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 (SID’s) for the following: a. Street improvements to Simmental Way,
Rawhide Ridge Road, and North 19th Avenue including paving, curb/gutter, sidewalk, and storm
drainage b. Intersection improvements to North 19th Avenue and Cattail Street/Deadman’s
Gulch and Simmental Way and Baxter Lane. See attached SID waiver to be signed and notarized
by the applicant. Provide a copy of the recorded SID waiver prior to Site Plan approval.
RESPONSE: A draft of the waiver of SIDS is provided with the City site plan submittal.
Engineering Advisory Comments
1. The site is within the Bozeman Solvent Site. Please contact the Montana Department of
Environmental Quality for any specific development requirements.
RESPONSE: The MDEQ was contacted regarding this project and the correspondence is
included in this Site Plan application. To summarize, the only requirement is that the MDEQ is
contacted if dewatering is required for construction, which would be a necessary part of the
Construction Dewatering General Permit (CDGP).
Please feel free to contact Alpine Surveying and Engineering with any questions at (406) 586-5599, or by
email at ecote@alpinesurveying.net and dkirsch@alpinesurveying.net.
Page 8
Sincerely,
Drew Kirsch, PE
Alpine Surveying and Engineering,