HomeMy WebLinkAboutPlan Review - Review Comments_MasterPlan Review - Review Comments Report
Project Name: 25069 Nelson Meadows CONR
Workflow Started: 2/8/2025 10:16:09 AM
Report Generated: 06/09/2025 10:11 AM
REVIEW COMMENTS
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REVIEWED BY
Addressing
Jenny Connelley
2/12/25 3:05 PM
Solid Waste
Russell Ward
2/13/25 6:41 AM
Building Division
Ben Abbey
2/19/25 10:31 AM
Building Division
Ben Abbey
2/19/25 10:32 AM
Building Division
Ben Abbey
2/19/25 10:39 AM
Fire Department
Scott Mueller
2/26/25 11:04 AM
Planning
Susana Montana
2/26/25 1:46 PM
Planning
Susana Montana
2/26/25 1:46 PM
Planning
Susana Montana
2/26/25 1:46 PM
Planning
Susana Montana
2/26/25 1:46 PM
Planning
Susana Montana
2/26/25 1:46 PM
Planning
Susana Montana
2/26/25 1:46 PM
Planning
Susana Montana
2/26/25 2:08 PM
Planning
Susana Montana
2/26/25 2:08 PM
Planning
Susana Montana
2/26/25 2:08 PM
Planning
Susana Montana
2/26/25 2:08 PM
Planning
Susana Montana
2/26/25 2:08 PM
Planning
Susana Montana
2/26/25 2:08 PM
Planning
Susana Montana
2/26/25 2:13 PM
Planning
Susana Montana
2/26/25 2:13 PM
Planning
Susana Montana
2/26/25 2:17 PM
Stormwater Division
Russ Smith
2/27/25 2:32 PM
Planning
Susana Montana
2/27/25 3:05 PM
Planning
Susana Montana
2/27/25 3:05 PM
Engineering
Mikaela Schultz
3/4/25 12:43 PM
Engineering
Mikaela Schultz
3/4/25 12:45 PM
Engineering
Mikaela Schultz
3/4/25 1:42 PM
Engineering
Mikaela Schultz
3/4/25 1:42 PM
Engineering
Mikaela Schultz
3/4/25 1:43 PM
Engineering
Mikaela Schultz
3/4/25 1:51 PM
Engineering
Mikaela Schultz
3/4/25 1:51 PM
Engineering
Mikaela Schultz
3/4/25 1:59 PM
Engineering
Mikaela Schultz
3/4/25 2:09 PM
Engineering
Mikaela Schultz
3/4/25 3:05 PM
Water Conservation Division
Eric Neustrup
3/5/25 2:58 PM
Water Conservation Division
Eric Neustrup
3/5/25 2:58 PM
Water Conservation Division
Eric Neustrup
3/5/25 2:59 PM
Water Conservation Division
Eric Neustrup
3/5/25 2:59 PM
Water Conservation Division
Eric Neustrup
3/5/25 2:59 PM
Parks Department
Ross Knapper
3/11/25 8:56 AM
Parks Department
Ross Knapper
3/11/25 8:56 AM
Parks Department
Ross Knapper
3/11/25 8:57 AM
TYPE
Comment
There is one address on this property. Additional ones will be assigned to the buildings and units if this is approved.
Changemark
SLD Waste
1. need a detailed plan for refuse enclosure 2. refuse enclosure will need to be covered
Changemark
BLDG - Accessible Units A & B
1108.2 Design. Dwelling units and sleeping units that are required to be Accessible units, Type A units and Type B units shall comply with the applicable portions of Chapter 11 of ICC
A117.1. Units required to be Type A units are permitted to be designed and constructed as Accessible units. Units required to be Type B units are permitted to be designed and constructed
as Accessible units or as Type A units.
Changemark
BLDG - Elevator Service
All floors with Elevator service are considered to be an Accessible floor.
Changemark
BLDG - Fire Protection Systems
Where is the fire riser located? 3 stories, mixed use, would require sprinklers under ARM 24.301.146 Section 17.1
Comment
Fire requires all three buildings must have complying fire sprinkler systems/fire alarm sprinkler systems due to inability to comply with following requirements: 2021 International Fire
Code 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. Exceptions: 1. The
fire code official is authorized to increase the dimension of 150 feet (45 720 mm) where any of the following conditions occur: 1.1. The building is equipped throughout with an approved
automatic sprinkler system installed in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3. OR Reduce all three building sizes to allow for 150 feet rule.
Changemark
25058 site plan application
Please see Project Dox for the City agency comments on this site plan application and respond in writing to the comments that are relevant to the proposed new design. Note that if you
submit this proposal, it will be a new site plan application and we will need you to submit a written withdrawal of the 24058 application.
Changemark
"Other" Block Front designation; Table 38.510.030.G
In your narrative and drawings, please indicate how you meet the block front standards of this Other designation.
Changemark
Table 38.310.040.C Apartments in the M-1 district
As you are aware, residential use is an accessory use in the M-1 district. This means the square footage of residential use for each building must be no greater than 49% of the square
footage of the entire building; permitted non-residential use must occupy at least 51% of the space not counting the required parking. Please provide a calculation box for each building
citing the square footage and percent of each use..
Changemark
38.520.060 usable open space
Please provide a calculation box showing the required and provided usable open space for the residential use and the non-residential use. This can be for the entire site or for each
building.
Changemark
Table 38.310.040.C M-1 district allowable uses
The M-1 district does not allow rowhouses. Please ensure that the commercial/industrial use at the ground floor is designed to be functionally the principal use of the building and the
studio apartments on the second floor are accessory spaces.
Changemark
see engineering comments on traffic signal
Changemark
38.540.050.A.1.a.(1) on-street parking
On-street parking is only permitted for residential units' demand on a first-come-first-served basis. Each on-street parking space must meet the standards of subsection A.1.a (1).
Changemark
38.540.050.A.4 bike parking
From the 24058 comments: In regards to Nelson Meadows, please ensure they have enough bike parking but also that it is situated well for usability. -For Building #2, the bike parking
is too close to bumper overhand near the two parking spaces. This would negate the usability of these spaces. -For Building #1/south side of building, the bike parking appears to be
inside a room of some sort. The circulation around it is limited. -For Building #1/north side by Prince, the bike parking is so close to the edge of the pavement that at least one space
is not usable. Installation of bike parking should be done according to manufacturer recommendations, including spatial requirements for clearance for storage as well as removal and
moving around the racks/site. Candace Mastel
Changemark
Maker Space Mixed Use designation
Changemark
38.520.060.C usable open space
Please describe how you are distinguishing residential common open spaces in Building 1 from commercial open space areas.
Changemark
50% accessory use
The stairs are pertinent to the residential use and, therefore, must be included in the residential use square footage totaling 9,146 sf
Changemark
stairs related to residential use
Please include the stairs to the dwelling units in the residential square footage of the building.
Changemark
38.400.010.A.8 secondary access
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.
Please provide a proposal for secondary access to the site for review by the DRC with subsequent submittals. This item will be added and monitored as unresolved with subsequent submittals
until it reaches a conclusion. The resolved condition must be achieved prior to site plan approval. Mikaela Schultz 02 14 24
Changemark
38.540.050.A.1.a.(1) parallel parking requirements
Please label the dimensions of the on-street parallel parking spaces.
Changemark
Table 38.310.0040.C M-1 uses
How does this space and the front cafe space qualify as 51% of the building's non-residential square footage?
Comment
38.220.080.2.g(9) Site plan submittals must include a grading and drainage plan with provisions for on-site retention/detention and water quality improvement facilities. DCS 6.4.3 requires
an Operation, Inspection, and Maintenance Plan which includes a detailed list of required maintenance and inspection activities, schedule, and frequency for the various system components
and cost estimates
Changemark
Table 38.310.040.C. Note 6.
List the square footage of the total building; the square footage of the ground floor non-residential and non-parking square footage of the ground floor; the square footage of the second
floor residential use; the square footage of the third floor residential use; the square footage of the indoor and/or outdoor residential common open space on the second and third floors;
and label the percent of the non-parking residential use and the percent of the non-residential uses of the building.
Changemark
Table 38.310.040.C
Does this residential figure include the ground floor parking for the exclusive use of residents? It should not.
Library Comment
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.
Comment
BMC 38.230.100 - 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.
Comment
BMC 38.220.060.A.2.g/DSSP 3.2.4 - Traffic Impact Study - The applicant must submit a peak hour trip generation value to the City with conformation that the site meets the traffic volumes
assigned to the subject property in the subdivision traffic impact study. A transportation impact study is required if the proposed development meets any of the criteria listed in DSSP
3.2.4. Including, but not limited to; if trip generation for the proposed site development exceeds the values assumed for the area in the Subdivision TIS or if the previous TIS is more
than 5 years old. 38.270.030 - Completion of Improvements - The City transportation engineer and the review engineer will forward the trip numbers reported from the peak trip generation
value requested above to representatives of the Montana Department of Transportation (MDT), the agency responsible for installation and maintenance of the adjacent signal at Nelson
Road and Frontage road. Conclusive correspondence from MDT representatives concerning the active signal warrant analysis for the intersection of Nelson Road and Frontage Road must be
received and reviewed with specific reference to the timing of signal installation with respect to the trips associated with this site plan, prior to site plan approval. Please contact
(Jean Riley jriley@mt.gov) with MDT Systems Impact Action Process Section)
Library Comment
DSSP 3.2.1 Design Reports/Water - A water design report must be prepared by a professional engineer licensed in the state of Montana which addresses applicable information required by
Section 1.1 of Circular DEQ-1 and fire and domestic flow requirements of the proposed project.
Library Comment
DSSP 3.2.2 Design Reports/Sewer - A sewer design report must be prepared by a professional engineer licensed in the state of Montana which addresses applicable information required by
Section 11.1 of Circular DEQ-2 and sewer flows at full build out of the development and shall be submitted to the City. An overall plan of the development, including all areas outside
of the study are which would naturally be served through the study area shall be included. Average daily flows, peak hour criteria, wastewater flow rates by zoning areas, peaking factors,
and other applicable design criteria shall be used as defined in the current Sanitary Sewer Facility Plan.
Library Comment
DSSP 3.2.3 - Stormwater Drainage Plan Report - The purpose of the Stormwater Drainage Plan report is to describe existing drainage conditions and the plan for control of stormwater runoff
from the proposed project. The plan should provide a detailed description of the stormwater management strategy along with a grading and drainage Plan, details, calculations, sizing,
and locations for all proposed drainage facilities. The plan shall include a narrative describing in detail how the drainage features will function for the Water Quality Storm, the
Minor storm, and the Major storm events. The written narrative shall provide sufficient information and details such that the reader has a clear understanding of how the projects stormwater
system will function for each storm event. The level of detail presented in the report shall be commensurate with the level of complexity of the stormwater drainage plan. Insufficient
report content will be grounds for rejection of the submittal. Additional details of the required Stormwater Drainage Plan are provided in Chapter 6 of these Design Standards.
Library Comment
BMC 40.04.530 - Watercourse Protection: Where a development is crossed by or is adjacent to a watercourse, the developer must mitigate the impacts of the development on the watercourse.
Comment
Sewer volumes and design proposed for the subject site must undergo additional review and approval with the Montana Department of Environmental Quality. A COSA re-write took place recently
with direct respect to subdivision sewer design, given that the subdivision is served by a privately owned and operated lift station. Please coordinate with the subdivision design engineer
(Matt E. Ekstrom mekstrom@m-m.net) of Morrison Maierle and MTDEQ to solicit review of the proposed sewer demand and the preliminary design. Upload any conclusive correspondence from
the after mentioned parties to this application with subsequent submittals. The City of Bozeman does not have authority to provide and execute Municipal Facilities Exclusion (MFE) for
the subject project, and others in Nelson Meadows subdivision, at this time. Receipt of conclusive correspondence from subdivision design engineer and MTDEQ must be submitted with this
application. Submittal of a copy of the published COSA with certification from the site civil engineer that the site meets the intent of the COSA would also be acceptable to resolve
this request for additional sanitary review and should be received prior to site plan approval. MTDEQ posts the following information on their site with respect to COSA FAQ's: DEQ tries
to have digital copies of the COSA and Lot Layouts available, however, local county environmental health departments are the best resource for obtaining copies of these documents.
Library Comment
City of Bozeman Resolution 5076, Policy 1 - 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. A project specific SID waiver template has been uploaded to the City documents file for processing and execution. The applicant must execute
and record the SID waiver, prior to site plan approval.
Changemark
ENG - Planning application TIS waiver - not valid
DSSP Chapter 3.2.4 Traffic Impact Study criteria apply to this project, and waivers that may have been granted in previous application sets, separate in whole to the present application
set, do not apply.
Comment
On June 15th, 2024, Ordinance 2155 and Resolution 5586 were adopted by the Bozeman City Commission as well as the associated City of Bozeman Landscape and Irrigation Performance and
Design Standards Manual. Projects not deemed "adequate” by June 15, 2024 are now subject to these new code requirements. To familiarize yourself with these requirements please visit
https://www.bozeman.net/departments/utilities/water-conservation/new-development-standards-3620.
Comment
Applicant is advised that pursuant to BMC 38.550.070, the City must obtain legal ownership of any irrigation water rights used for City-owned and -maintained irrigation systems. These
public systems must be entirely discrete and separate from any irrigation system that is privately owned and maintained. Depending on the water supply source, Applicant may be required
to work with various agencies to develop a legal water supply source.
Comment
If an exempt well is identified as the water supply source for the City-owned system, then Applicant is advised that they will be required to complete a MT DNRC Notice of Completion
of Groundwater Development Form No. 602 for the well. The City will sign the 602 form only after it has determined that it is correct and complete. After the irrigation system is completed
and irrigation water is put to beneficial use, Applicant must file the 602 form with the DNRC, pay any required application fee, and provide proof of filing back to the City.
Comment
Applicant is advised that the MT DNRC is no longer issuing pre-determination letters for exempt wells, so the City’s requirement that an exempt well pre-determination letter be provided
has been nullified. If an exempt irrigation well is proposed, applicant is advised that they proceed at their own risk that a legal water right can be obtained from MT DNRC. Applicant
should conduct their own due diligence and familiarize themself with the MT DNRC’s current combined appropriation guidance. Applicant will not know whether MT DNRC will issue a groundwater
certificate for the exempt well until a 602 form is filed, which according to current law may only occur after the well is drilled, the irrigation system is constructed, and water is
put to beneficial use. If a water right for the exempt well is not issued by MT DNRC, then Applicant is advised that they will be required to modify the irrigation plan and secure an
alternative legal water source. Applicant is advised to convert any existing irrigation water rights associated with the property to irrigation of parks, public rights-of-way, and open
space if a water right for the exempt well cannot be obtained from the MT DNRC. In this case, Applicant is encouraged to meet with the City Water Conservation and Parks Divisions to
discuss low water use landscaping design alternatives.
Comment
Applicant is advised that a change in the water supply source constitutes a material modification pursuant to BMC 38.100.070.B that requires additional review and may result in added
conditions of approval after final action to grant preliminary approval of the modification.
Changemark
Parks
Please see updated parkland tracking table provided in the City Documents Folder. Max zoning cap for M-1 zone is 12 dwelling units. Estimated parkland requirement is 0.64 acres land
dedication and 0.32 acres of CILP. Applicant proposes 0.96 acres of CILP equivalent.
Comment
Current CILP value is $2.65/sf. Please update the value on the parkland tracking table. Final value determined at time of site plan adequacy.
Comment
CILP payment due prior to final site plan approval. Current CILP estimate is $110,815.05.
FILENAME
002_A1.1_SITE LAYOUT.pdf
004_A2.2-1_BLDG1-SECOND LEVEL.pdf
004_A2.2-1_BLDG1-SECOND LEVEL.pdf
003_A2.1-1_BLDG1-MAIN LEVEL.pdf
NARRATIVE_NELSON 15_2-7-25.pdf
NARRATIVE_NELSON 15_2-7-25.pdf
NARRATIVE_NELSON 15_2-7-25.pdf
NARRATIVE_NELSON 15_2-7-25.pdf
NARRATIVE_NELSON 15_2-7-25.pdf
NARRATIVE_NELSON 15_2-7-25.pdf
001_COVER.pdf
001_COVER.pdf
001_COVER.pdf
001_COVER.pdf
001_COVER.pdf
001_COVER.pdf
002_A1.1_SITE LAYOUT.pdf
002_A1.1_SITE LAYOUT.pdf
003_A2.1-1_BLDG1-MAIN LEVEL.pdf
001_COVER.pdf
001_COVER.pdf
Notification Letter - Bozeman Planning Application Submitted.pdf
001_COVER.pdf
DISCUSSION
OK
This is included on Sheet A1.2
Noted - This will be detailed on the Building Permit Submittal
Buildings 1 and 3 will have an elevator.
Anticipated Fire Riser Locations are noted on Building 1 and 3 Floor Plans.
Buildings 1 and 3 will have fire suppression for sure. I believe we do meet the fire access road requirments, however, if we do not comply - fires suppression will be provided throughout
the project.
I have reviewed provided a response to the pertinent comments in a separate document.
This is provided in narrative and drawings.
An exhibit ratio for the residential percentage of Buildings 1 and 3 has been provided.
This calculation is shown is the site statistics on the cover sheet.
The square footage breakdown is show on the cover an an exhibit is provided on sheet A0.1
Noted, we will coordinate with Engineering.
So Noted. The requirements are met.
The bike parking is scattered outisde of any buildings and exceeds the mimimums as indicated on the cover sheet.
So Noted. The requirements are met.
The open spaces are shown on Sheet A0.1 The only commercial open space is shown outside of the street facing unit. I am also providing a commercial open space on Bldg 2 facing the
street.
I have provided a gym on the second level that will be open to more than the residential users. I am including the stairs that access this gym space in the comm. Calcs. The other stairs
are shown included in the residential calcs.
So Noted. See above.
Noted, the secondary easement as shown on the eastern side of the property will be utilized for the secondary means of access. However, this isn't a required component since this is
only a site plan application.
Noted, see the updated sheets.
The project has been reworked and a use diagram is included on sheet A0.1
Included
The project has been reworked and a use diagram is included on sheet A0.1
No
Acknowledged
Acknowledged, please see the updated civil sheets.
An updated Traffic Impact Letter has been submitted and we are in converations with the City and MDT to resolve any traffic concerns.
The Engineering Report is provided with submittal.
The Engineering Report is provided with submittal.
The Engineering Report is provided with submittal.
Acknowledged, the impacts to the watercouse have been considered in the design and therefore there should be no impacts.
Acknowledged, the updated sewer flow generation numbers take into account the updated approvals. Please see the included Engineering Report.
Acknowledged
An updated Traffic Impact Letter has been submitted and we are in converations with the City and MDT to resolve any traffic concerns.
The Landscape plans have been updated to meet the new Landscape and Irrigation performance standards. Irrigation plans are conceptual and will be developed further with the next site
plan submission
Acknowledged
This project will not be using a well for water source, water source will be municipal
This project will not be using a well for water source, water source will be municipal
Understood
This has been updated.
This has been updated.
This has been updated.
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