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HomeMy WebLinkAbout004 Project Narrative and Comment Response Synergy Engineering and Konsul�ng • 3731 Equestrian Lane STE 102, Bozeman, MT 59718 • (406) 624-6137 Sundance Springs Phase 1B Commercial Lot 2 Project Narra�ve Overview: Sundance Springs COMM Lot 2 is a proposed commercial development located off South 3rd Avenue. The prosed development includes two buildings; 4,971 (west building) and 4,960 (east building) square feet respec�vely. Both buildings are proposed as two stories. The proposed uses for the buildings include upper-level offices and lower-level retail spaces, featuring a health gym and a restaurant. The goal of the proposed development is to be a neighborhood stop, minimally impac�ng the exis�ng residen�al area and providing easy access for pedestrians. Construc�on �me frame is: spring/summer 2026. A vicinity map is shown below. General Site Informa�on: • Zoning is B1. The block frontage is mixed use. • The adjacent lots to the north and east are open space/trail systems owned by the subdivision. The lot to the south across Litle Horse Drive is an undeveloped commercial lot. The lot to the west across South 3rd Ave is an agricultural lot. • The site has no exis�ng structures. A trail system owned by the Sundance Springs Subdivision borders the lot on the west and north sides. There is some exis�ng mature landscaping on the site that will be preserved with the proposed design. Sundance Springs Site Plan Review Synergy Engineering and Konsul�ng • 3731 Equestrian Lane STE 102, Bozeman, MT 59718 • (406) 624-6137 Parking: A parking lot has been designed to minimally interfere with the trail system and exis�ng resident’s view. The lot is oriented to front Litle Horse Drive, away from residents and preserving the open space throughout the subdivision. To mi�gate the views of the parking lot from S. 3rd Ave, a landscape berm 3’ high has been designed and will be landscaped with large trees. The current lot design consists of 52 vehicle parking spaces, including three ADA compliant spaces, and 13 bicycle spaces. The parking lot design and parking space calcula�ons are shown on Sheet C-103. Trails: The lot is bordered on the north and west by an exis�ng and heavily used trail system owned by the Sundance Springs Subdivision. An extension of the northern trail is proposed to connect the development with the sidewalk in Ellis View Subdivision. Shown on Sheet C-101. Landscaping: Comm Lot 2 contains several groups of mature trees lining the trail and exis�ng sidewalk. The current design has planned to preserve all this exis�ng landscaping, as well as invest in landscaping along all parts of the property to match the surrounding area. Using a prescrip�ve pathway, the proposed landscaping plan been designed in accordance with Sec�on 38.550.050 of the Bozeman Unified Development Code. The general loca�on of street trees, screening, landscape separa�on, parking lot landscaping, turf, seed mix, and all other plants are shown on Sheet l1.0 – Landscaping Plan. Landscape water supply will be sourced from the proposed eight-inch water main, and shall be connected to the main using a one- and one-half inch service line. Water and irriga�on shall conform with Sec�on 3.3.1 Irriga�on Design Standards for the City of Bozeman Landscape and Irriga�on Performance and Design Standards Manual U�li�es: The exis�ng u�lity loca�ons are based on informa�on from the City of Bozeman’s infrastructure viewer and surface survey informa�on. Loca�ons are shown on Sheet C-102. Proposed u�li�es are shown on Sheet C-107. Details regarding drinking water, sewer, and stormwater are provided below. Drinking Water: The new main will be tapped from a 12” COB water main beneath Litle Horse Drive. A line serving more than one building is designated a water main. The water main for Sundance Springs Comm Lot 2 has water service demands of 28 GPM. COB requires that the minimum diameter for any new main is 8 inches unless specific approval in wri�ng is obtained from the COB. Each of the two buildings shall have one service line for domes�c water. An addi�onal service line connec�on will provide landscaping flows to the berm along South 3rd Ave. No hydrants are proposed on the site. Two exis�ng hydrants on the corners of Litle Horse Drive and Ellis View Loop with South 3rd Ave provide coverage for the lot with both buildings en�rely within 400’ of one or both hydrants per IFC 2018 specifica�ons. Water and sewer mains shall maintain a minimum 10’ separa�on. Sewer: The new 8’’ sanitary sewer main will connect to the exis�ng city sewer line at the exis�ng manhole in Litle Horse Drive. Three addi�onal manholes are proposed. A slope of no less than 0.4% and minimum cover of four feet are required. Where cover is between four and five feet, pipe must be insulated to protect from freezing. New sewer is sized to flow at no more than 75% full. 4-inch diameter services shall connect to the main with in-line gasketed wyes. Each building shall have a separate service line. Stormwater: The drainage design for the development includes two reten�on ponds to manage stormwater runoff. The site will be graded to ensure drainage flows toward these ponds, with reten�on capacity designed to handle runoff from a 10-year storm event. The development is divided into four Sundance Springs Site Plan Review Synergy Engineering and Konsul�ng • 3731 Equestrian Lane STE 102, Bozeman, MT 59718 • (406) 624-6137 drainage sub-basins, and the drainage facili�es are intended to prevent any nega�ve impact on the nearby Middle Creek Ditch. Maintenance of the reten�on ponds will be the responsibility of the property owner, with regular inspec�ons and repairs to ensure the proper func�oning of the stormwater management system. Informal Review Comments and Responses: The project was submited for Informal Review in January 2025, Project Name 25020 Sundance Springs Comm Lt 2 INF, Workflow PLNAPP-10857. Review was completed and comments were received from the city on February 25, 2025. Responses to comments are shown in blue with numbers corresponding to the applicable ref # from the Plan Review – Review Comments Report. 1. SLD Waste: 1.need minimum of 50 foot straight approach to front of refuse enclosure. no raised curbs within the straight approach. 2.need detailed plan for refuse enclosure. 3.refuse enclosure will need to be covered. There is over 200’ of straight to the refuse enclosure. No raised curbs are proposed within the approach. Details for a covered and enclosed refuse area are shown on sheet C-506. 2. There is an existing address of 675 Little Horse Drive on this property for assessment purposes. That will be assigned to one of the proposed buildings, and an additional address would need to be assigned to the additional building once this is approved. The exis�ng address shall be assigned to one of the proposed buildings and used for the street address loca�on on the site plan applica�on. 3. BLDG - Accessible Parking Spaces (Van): Accessible Van Spaces shall be in accordance with 2021 International Building Code (IBC), Section 1106 and the 2017 ICC A117.1 Accessible and Usable Buildings and Facilities, Section 502 as adopted by Administrative Rule of Montana (ARM). According to ADA design guidelines, there must be a minimum of three accessible parking spaces for lots ranging from 51-75 total spots. There will be two van accessible parking spaces (96’ parking and aisle width) that adhere to ADA standards. There will be one car accessible parking space (11’ parking and 5’ aisle width) that adheres to ADA standards. 4. NA (No ref# 4 comment in the plan review comments) Sundance Springs Site Plan Review Synergy Engineering and Konsul�ng • 3731 Equestrian Lane STE 102, Bozeman, MT 59718 • (406) 624-6137 5. 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 Montana’s 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. Cash-in-lieu of water rights is proposed for this development. Based on the informal review comments, CILWR fee determina�on will take place during the site plan review. 6. 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 by the design engineer through the engineering Project Dox Portal (https://www.bozeman.net/services/development-center) for infrastructure review. The site plan application must reach adequacy according to the reviewing engineer prior to initial infrastructure review. The applicant is advised the Engineering Division anticipates infrastructure review fees to be effective by spring 2025. Infrastructure review will not be submited at this �me. 7. 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 site plan review and approved pursuant to the criteria established in subsection b and c of this section. The applicant must complete the concurrent construction form found on the community development website if they intend to apply for concurrent construction for on site or adjacent improvements associated with site development. The form should be uploaded with the initial site plan submittal and the remaining requirements must be completed prior to building permit issuance. Sundance Springs Site Plan Review Synergy Engineering and Konsul�ng • 3731 Equestrian Lane STE 102, Bozeman, MT 59718 • (406) 624-6137 See Document 004 Concurrent Construc�on. 8. BMC 38.410.060 - Easements: All Easements indicated below must be provided on city standard easements templates. 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 City Documents and Staff Reports folder. (30 foot wide 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. See document 014 U�lity Easement Dra�. 9. City of Bozeman Design and Construction Standards 1.5 - Utility Easements - A utility easement shall be a minimum of 30 feet wide for 2 utility mains. - It is preferred that utility easements shall be no less than 9 feet from the edge of the easement and at no time shall the utility main be less than 7 feet from the edge of the easement. - Utility easements are required for meter pits and fire hydrants maintained by the City of Bozeman and shall be a minimum of 20 feet wide. Design and Construction Standards 4.1.1 - Water Main Clearance - The minimum clearance required between the outside edge of pipe is 10 feet between water mains and sewer mains. The utility easement must be reconfigured to comply with the standards. Water and Sewer pipes are no less than 9 feet from the edge of the easement. Water and sewer pipes shall maintain 10 foot horizontal separa�on. 10. The applicant is advised the updated Engineering Design and Construction Standards were officially approved and are effective, as of January 13, 2025. This project is in the concept stage and must utilize the new standards. Please note the BMC still takes precedence over the Engineering Design and Construction Standards and there are some discrepancies between the two documents. The intent is to eventually update the BMC to fix the discrepancies. The updated design and construc�on standards as well as the BMC have been referenced accordingly. Sundance Springs Site Plan Review Synergy Engineering and Konsul�ng • 3731 Equestrian Lane STE 102, Bozeman, MT 59718 • (406) 624-6137 11. City of Bozeman Design and Construction Standards - Storm Drainage Design 6.5.2: Storm drainage planning and design shall address both the Minor (10-year) and Major (100-year) Drainage Systems. Detention storage to control the rate of runoff to pre-developed levels shall be designed for the full range of storm events (2-year through 100-year). 6.6.3: Acceptable runoff calculation methods and their applications are summarized in Table 6.6.1. 6.9.1: The applicant must include a storm 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. See Document 011 Stormwater Design Report. 12. Please reference chapter 3 of the updated Engineering Design and Construction Standards for the design report requirements for the site plan review. Please reference chapter 6.4 for the stormwater drainage plan requirements. Please note any design report requirements listed in the BMC, specifically the traffic study, must comply with the BMC because the BMC takes precedence over the Engineering Design and Construction Standards. The intent is to eventually update the BMC to fix the discrepancies. The applica�on includes a stormwater drainage plan (document 011) and trip genera�on memo (document 016). 13. BMC 38.220.080 A. 2.g. - The applicant must submit peak hour and average daily trip generation values to the City to determine whether a traffic impact study is required. See Document 016 Trip Genera�on Memo. 14. BMC 38.410.100 - Watercourse setback - On-site stormwater treatment facilities may be located in Zone 2. Please confirm the pond does not encroach on zone 1 of the water course setback. The two proposed on-site stormwater reten�on ponds are located within Zone 2 of the required watercourse setback, consistent with BMC 38.410.100. Per code, a 50-foot setback is required along both sides of certain watercourses, with Zone 1 comprising the inner 30 feet (60%) and Zone 2 the outer 20 feet (40%). On-site stormwater treatment facili�es do not encroach on Zone 1. 15. Narrative states that landscape water supply will use city water, but l1.0 states that the landscape water supply will use an existing well for irrigation. Please confirm water source at next submittal. Landscape water supply will use city water from the proposed 8” main. Sundance Springs Site Plan Review Synergy Engineering and Konsul�ng • 3731 Equestrian Lane STE 102, Bozeman, MT 59718 • (406) 624-6137 16. East and west buildings do not require a fire sprinkler system by adopted building code. If chosen to keep systems, fire riser rooms will require a sidewalk to public way into fenced area/riser room door. Also FDC/Horn-strobe will be required to be located on entrance side of building above landing/sidewalk to public way and NOT be obstructed by any plantings retaining visual access from drive access. Fire sprinklers are no longer proposed. Fire flow has been omited from all water demand calcula�ons. 17. W/S Water service. This water service configuration will not work. For each water service and fire service, you will need a separate pipe and valve from the main to the building. In the case that's shown that would be 4 separate pipes. Fire service lines are no longer needed as per comment #16 a fire sprinkler system is not required. 18. W/S Unused Water Services. You will need to abandon any unused water services at the main in the street. There is an exi�ng 6” water stub located east of the property entrance. The stub will be capped before the proposed 8” water main is installed. 19. W/S Water Pressure. The water pressure in this vicinity is around 40 psi. A water pressure of 40 psi was used for the Water Desing Report calcula�ons. 20. W/S Well. The existing well can be used for irrigation but cannot be tied into the domestic water system at all. The exis�ng well will shall not be used for irriga�on or �ed into the domes�c water system. 21. BMC 38.400.080 - A city standard sidewalk must be constructed along the South 3rd Avenue frontage. The sidewalk must connect to the sidewalk to the north at Ellis View Loop and connect to the sidewalk and pavement at Little Horse Drive. A 5’ sidewalk along South 3rd Avenue connec�ng to the exis�ng Ellis View Loop and Litle Horse Drive sidewalks is proposed and shown on the Civil plans. 22. BMC 38.400.050 - The applicant must install a 5 foot wide bike lane along the South 3rd Avenue frontage. The applicant should match the existing bike lane and include a 2 foot shoulder beyond the bike lane. Sundance Springs Site Plan Review Synergy Engineering and Konsul�ng • 3731 Equestrian Lane STE 102, Bozeman, MT 59718 • (406) 624-6137 South 3rd Ave is considered a collector road and has a minimum width of 24’. The current road width is approximately 28’. The bike lane will u�lize this 4’ of the road and add an addi�onal 3’ for the rest of the bike lane and 2’ shoulder. 23. PLNG- Parking Schedule. Parking calculations of Section 38.540.050 use a variety of metrics for calculating parking using metrics such as 'service stalls', 'units', 'staff members', 'service area', 'beds', and 'floor area'. Specifically restaurants utilize a metric of 'indoor public serving area' and 'outdoor area'. 'Health and exercise establishments', 'Retail store' and 'Offices' utilize a metric of 'floor area'. Note that Section 38.540.010.A.1 defines floor area as 85% of the gross floor area of the use. This must be used for any parking metric of gross floor area, but cannot be applied to other metrics such as service area. Please update parking calculations to represent the appropriate metrics. See updated parking calcula�ons on Civil drawing C-103 with details on Arch drawings a1.1 and a1.5. 24. PLNG- Parking Lot Landscaping/Design. BMC Section 38.550.050.B.2.e requires that a parking lot must facilitate vehicular circulation. Section 38.540.020.J requires that all off-street parking areas have perimeter concrete curb. And Section 38.540.020.M. requires that snow areas do not create unsafe ingress/egress. The large area denoted as snow storage does not comply with the aforementioned code citations. This area, as proposed, has the potential to create traffic circulation and parking issues, particularly in winter months. To provide appropriate safe and predictable year-round traffic circulation, planning will require that the proposed snow storage area be curbed and landscaped to city standard. The site entrance is shown as curbed and landscaped to mi�gate poten�al traffic circula�on and parking issues. Addi�onally, snow storage areas have been also been allocated. In accordance with city requirements, designated snow storage must comprise at least 15% of the total plow area, equa�ng to approximately 3,300 square feet. The revised design provides over 4,000 square feet of snow storage capacity, exceeding the minimum requirement and ensuring adequate space for snow management. 25. PLNG- Setbacks. Section 38.700.110. 'Lot line, rear' is defined as the line opposite from the front. In this case, planning would expect the rear lot line to be the north property line. Please label and adjust the site plan to show and account for the north as a rear lot line, and the eastern and western property lines as side setbacks. The site plan has been adjusted accordingly. 26. PLNG- Parking Lot Islands. BMC Section 38.550.050.B.2.e.(2) requires that parking lot islands occur every 100 feet or approximately every 12 spaces. If desired, from review of the proposal, it appears plausible to add additional parking by redesigning to meet parking lot design standards. The maximum number of parking space between lot islands is now 10 spaces (90 �). Sundance Springs Site Plan Review Synergy Engineering and Konsul�ng • 3731 Equestrian Lane STE 102, Bozeman, MT 59718 • (406) 624-6137 27. PLNG- Screening Service Areas. BMC Section 38.520.070.B. and .C. requires that service areas such as trash enclosures be placed for convenient service while avoiding negative impacts. Given the placement of the trash enclosure, to comply with required screening, subsection C would need to be followed to provide adequate screening for the trash enclosure. The trash enclosure shall be screened. 28. PLNG- Sundance Springs CC&Rs/PUD Rooflines. Sundance Springs CC&Rs/PUD Article IX 9.2 (pg 22) rooflines cannot be more than 40-feet without interruption from an intersecting roofline, secondary roof structure or stepdown to break up the roof mass. The roofline appears to be greater than 40 feet between the secondary features. Please adjust the secondary roof features to meet this standard. Architectural drawings have been revised accordingly. 29. PLNG- Sundance Springs CC&Rs/PUD Roofing Materials. Sundance Springs CC&Rs/PUD Article IX requires that roofing materials be cedar shakes or tile and goes on to require that asphalt or fiberglass be reviewed and approved by the Building and Landscaping Review Committee. Please either designate the use of the allowed materials or provide approval from the BLRC per the PUD standards. Materials types have been provided to the BLRC for review. 30. PLNG- Sundance Springs CC&Rs/PUD. Article 9, 9.6.c) requires that concrete must not be exposed more than 8" without appropriate covering such as masonry veneer, textured surface, or stucco. Please amend plans to meet this standard. Architectural drawings have been revised accordingly. 31. PLNG- Sundance Springs CC&Rs/PUD Material. Section 9.6a) has specific allowable building materials. Metal, simulated stone, brick, and wood are all considered unacceptable, unless considered by the Building and Landscaping Review Committee (BLRC). Please either amend building materials to meet the standard or provide evidence that the BLRC has reviewed the materials. Materials types have been provided to the BLRC for review. 32. Commercial project. No park and recreation requirements. Okay.