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HomeMy WebLinkAbout01-RMF Narrative encompass design inc 1535 liberty lane suite 110b missoula mt 59808 O: 406.540.4437 1 5532 Fowler Lane Project Narrative REVISED 9/16/2025 Overview As part of an extension of the City of Bozeman through recently approved annexation, this site seeks to provide much needed affordable housing using low-income housing tax credit funding for Bozemanites with 296 units housing community members making 60% or less of the average median income for Gallatin County. The unit mix includes 1-bedroom, 2-bedroom, 3-bedroom and 4-bedroom units to help better serve low-income families. These are spread out around three buildings that are arranged around parking courts with landscaping mixed in with the parking stalls. Two of the buildings, Buildings A & C are four stories tall and have 111 units each. The third building Building B is five stories tall and has 74 units. The denser design was required to free up open space, landscaped area, dedicated parkland and parking. Amenities will include a community space with exterior covered patio, decks for each unit, elevators for increased accessibility, and shared open space (walking paths, playground, dog park, picnic areas, dedicated parkland, native plant garden). In addition, the units will be equipped with conditioned air, constant fresh air changes, and low VOC finishes for a healthy indoor air quality. They will also be energy star compliant and use the latest detailing and construction practices to ensure an energy- efficient building envelope. The project will conserve water usage by using low flow plumbing fixtures and drought resistant native landscaping to reduce irrigation demand. The site is adjacent to a new development (Buffalo Run) to the north and will extend new city streets and utilities from the north to the south through the site (Fowler Lane, Edgerton Avenue and Gabriel Avenue). It also includes a connection (vehicular and pedestrian) to the residential neighborhood to the east with the extension of Meah Lane through the site and improvements along Fowler Lane. Open space will be maintained and amenitized to include a pedestrian corridor north to south bisecting the middle portion of the site. Extension of Meah Lane along the south portion of the site connects Meadow Creek Park to the multi-use path along Fowler Lane. The main access points for the project come off of the new R.O.W. extension of Meah Lane along the south side of the site. All three buildings also have fire access from the streets and internal parking lots where driveways double up as 26’ wide fire lanes. Additional fire lanes are added along the north side of Buildings A & C. These fire access point will be accessed off of Edgerton Avenue and Gabriel Avenue. They are less than 150’ in length so do not require a turnaround and allow for open space and grading along the north side of the buildings, which is adjacent to open space on the neighboring property. Zoning / Site Info Summary The project site was recently annexed into the City of Bozeman with an R-4 Zone district designation. The site has been designed based on the R-4 zoned district and utilizes the recently updated affordable housing incentives. With the project having all units below 60% AMI, the project meets the thresholds for Type C incentives. Type C incentives being used for the project include: • Additional height increase of 15’ for an additional story encompass design inc 1535 liberty lane suite 110b missoula mt 59808 O: 406.540.4437 2 • Reduction of vehicular parking requirements to .75 stalls per unit • Reduction of bicycle parking to .5 stalls per unit • Exemption from minimum lot area per dwelling unit The required documentation for an affordable housing plan is a supplemental document to this package. The project meets setback requirements with encroachments for entryway weather protection and privacy wing walls that support the entryway roofs. Depending on location, some of the weather projection awnings are supported by suspended cables from above, while others use the wings walls and / or columns to support them. Front setbacks are a minimum of 15’, rear setbacks are a minimum of 20’ and side setbacks are a minimum of 5’. The setback and encroachments are shown on the Architectural Site plan. The project uses landscaped block frontages for all frontages with pedestrian entrances on primary frontages that are identified in the Architectural Site Plan. We are also using a 10’ wide pedestrian right of way with 10’ setbacks that splits the middle portion of the site into two blocks. This area is provided with benches along the path to be used as shared open space. The landscaped block frontages also require 15% transparency for the facades, 3’ deep weather protection at entrances, parking width limited to 50% or less of street frontage, landscaping, patio space or pedestrian orientated space between street and building, and 5’ minimum wide sidewalks (6’ if an arterial frontage). In addition, the special residential block frontage standards (38.510.030.J) apply. We are requesting a departure from this standard in select locations. See below for description of request. The site is planned to include private outdoor patio / deck space and usable residential open space meeting requirements of section 38.520.060. There are a number of amenities included in this open space which are connected by interior pedestrian pathways or street frontage sidewalks with designated crosswalks. These amenities include landscaped paths with benches and picnic tables, native landscaped garden, a playground, a dog run with benches and picnic tables, sod play area, partially covered common patio space with tables and chairs, and a recreational area with horseshoe pits. In addition, the project has interior common space designed for resident gatherings, lounging, and games. This space connects to the outdoor shared patio space. All of the shared usable spaces are accessible to all residents. The project includes vehicular and bike parking using the Affordable Housing Ordinance incentives. With the incentives, the required parking is .75 stalls per unit which equates to 222 parking stalls. The development is providing 191 off street parking stalls with an additional 52 on-street parking stalls along surround street frontage for a total of 243 stalls. Additionally, there are 39 on-street parking stalls that are not adjacent to the buildings (opposite sides of the streets) that are available for neighborhood. These are new parking stalls that are part of new R.O.W. improvements. The Affordable Housing Ordinance incentive for bicycle parking is a 50% reduction from base zoning requirements, which would be 148 bicycle parking stalls. We are proposing to provide 150 bicycle parking stalls on site. Density is another incentive being used for the project. The base zoning requirement would allow for 262 units using the net lot area not including the new R.O.W. improvements. The AHO incentive does not cap density, and we are proposing to have a density of about 40.6 units / acre based encompass design inc 1535 liberty lane suite 110b missoula mt 59808 O: 406.540.4437 3 on the net site area not including R.O.W. improvements. Furthermore, if we remove the Parkland dedication from the net site area, the density increases to about 46 units per acre. Bozeman UDC Departure Requests At time of application for Site Plan Review, we believe we will only need one departure from the Unified Development Code requirements. This departure is for section 38.510.030.J: Special Block Frontage Standards. The project utilizes all three options for transitioning from sidewalk to the dwelling unit to provide protection for privacy and comfort of the residential unit. However, there are select units that are located 6’ from the sidewalk that will not be able to have a 1’ step from the sidewalk to the private patio due to the need for ADA accessible routes into the main building entrances. These locations are called out in the Architectural Site Plan. We propose using a combination of a guardrail and dense vegetation for screening to provide privacy for the dwelling unit in these locations. We believe that the 1’ vertical separation in addition to the guardrail and vegetation does not add any additional privacy protection. Building Design Information Building A & C are identical with Building B in between to create variation of scale across the site. All buildings contain covered entries, façade modulation and exterior material variation. Entrances are denoted by the vertical, corrugated metal to provide hierarchical prominence. Electrical gear is integral to the building design and will be screened with dense landscape. The electrical meters are contained within alcoves and are thus not visible from the exterior. Mechanical equipment will be located on the roofs with a parapet being used to screen the outdoor units. The roof is also provided with stair access for easier maintenance and large areas of the roof are left open for potential future solar arrays. Each building is design to be “solar ready” for the addition of a PV system. Building A & C are four stories each and reach a height of approximately 51’-2”from lowest grade to top of parapet. The parapet is a minimum of 3’-6” tall above deck / insulation to provide screening of rooftop mechanical equipment and to act as a guard for access to the roof for maintenance staff. In addition, this height is taking into consideration the added height incentive and grade change which is about 5’ from the south side of the building to the north side of the building. Building A & C each contain a mix of (7) 1 bedroom units, (56) 2-bedroom units, (40) 3-bedroom units, and (8) 4-bedroom units for a total of 111 units. There are (7) fully accessible units with all other units being adaptable unit with a centrally located elevator serving the units. The only shared common space in these buildings are sitting rooms on each level that take advantage of large windows. Each building footprint is about 32,930 sf with a total of 131,645 sf of floor area spread over the floor levels. Building B is five stories tall and is about 60’-4” tall from the lowest grade to the tallest parapet. This also takes advantage of the added height and also utilizes the additional story allowed using the Affordable Housing Incentives. It also uses a 3’-6” tall parapet to screen mechanical units and protect maintenance staff roof access. Building B is centrally located on the site and houses public common space, amenities and on- site management staff. The main level has a shared, common use space complete with a warming kitchen, lounge, game area and outdoor patio. Mailboxes and parcel boxes are located adjacent to Building B as well. The property management office is located in Building B along with public restrooms. encompass design inc 1535 liberty lane suite 110b missoula mt 59808 O: 406.540.4437 4 The unit mix for Building B is (6) 1 bedroom units, (20) 2 bedroom units, (28) 3 bedroom units and (20) 4 bedroom units for a total of 74 units. This building contains 1 fully accessible unit and all other units being adaptable with elevator service to each floor level. The building footprint is about 19,398 sf with a total floor area of 93,983 sf. The dwelling unit amenities meet Montana Housing Qualified Allocation Plan requirements and are also equipped with a 6’ x 12’ exterior deck or patio. The 1-bedroom units are approximately 701 sf including the deck. The 2-bedroom units range from 840 sf to 962 sf including the decks. The 3- bedroom units are approximately 1,086 sf including the decks. The 4-bedroom units are approximately 1,250 sf including the decks. Other amenities include high-speed wireless internet, low VOC finishes, a washer and dryer, low flow plumbing fixtures, a mini-split mechanical system with cooling, a heat recovery ventilation system for fresh air exchanges, and energy efficient appliances. Phasing The owner does wish to construct the infrastructure and buildings concurrently and a concurrent construction application and phasing plan is provided with this submittal. In addition, the owner would like to phase the occupancy starting with Building #C, then Building #B and lastly Building # A. Concept Review Comment Responses See below for Concept Review Comment responses. Please feel free to contact Bryan Topp at bryan@encompassdesigninc.com with encompass design for further design questions. Thanks, Bryan Topp, Project Architect, AIA, NCARB 406-451-9103 Plan Review - Review Comments Report Project Name: 24717 Rocky Mountain Flats CONR Workflow Started: 12/20/2024 2:46:09 PM Report Generated: 05/29/2025 05:22 PM REVIEW COMMENTS REF # CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS DESIGN TEAM RESPONSE 1 1 Solid Waste Russell Ward 12/30/24 11:14 AM Changemark SLD Waste 1. need detailed plan for refuse enclosure. 2.refuse enclosure will need to be covered. 006-A1.2-SITE PLAN.pdf Info Only Understood. Refuse enclosure is detailed on the architectural plans and civil plans show dumpster pad and concrete detail 2 1 Building Division Kevin Bailey 1/2/25 12:43 PM Comment When the permit application is submitted for plan review, please be sure to include a complete. 1) Disabled plan with all the types and locations for type "A" and "B" units in each building. 2) Exit plan including, Maximum travel distance. Area of refuse for disabled access. Complete disable access to the public way. Sizing of the corridors and stairways based on occupancy loads. Signage and their locations. Fire ratings of the floors, walls, ceilings and doors. Location of the fire alarms, strobes, pull boxes, standpipes and standpipe hose connections. Emergency lighting systems locations and generator. Smokeproof enclosers. Fire sprinkler system. Fire sprinkler system riser room with its clearances. Info Only This information will be included in the permit application. 3 1 Engineering Alicia Paz-Solis 1/8/25 3:45 PM Comment Annexation of 5532 Fowler Lane (Application #: 24492) must be completed prior to future site plan submittals. Info Only Understood. In subsequent discussions with city staff it was determined that the site plan application could be submitted after the first reading of the annexation was completed. This first reading was completed in April. Plan Review - Review Comments Report Project Name: 24717 Rocky Mountain Flats CONR Workflow Started: 12/20/2024 2:46:09 PM Report Generated: 05/29/2025 05:22 PM 4 1 Engineering Alicia Paz-Solis 1/8/25 3:49 PM Comment BMC 38.360.280—Agricultural Water Users Facilities: The applicant must identify and provide written notice to all applicable water users and/or agricultural water facility authorized representatives of the proposed development per BMC 38.360.280.B.1. Please provide the names and contact information of all water rights holders on and within 100ft of the development, as well as the dates and copies of the letters and materials sent. Notice must be provided per BMC 38.360.280. The concept review submittal must include the names and contact information for the water users and agricultural water user facility's authorized representatives that were provided with written notice, and the date they were provided written notice; and a copy of the notice sent. Reviewer Response: Alicia Paz-Solis - 4/16/25 5:21 PM BMC 38.360.280.B.1(e): Provide 45 calendar days for the water users and/or agricultural water user facility's authorized representatives to submit written comments. ---------------------------------------------------------- Responded by: Bryan Topp - 4/15/25 2:40 PM Notices were sent out to the Agricultural Water Users on April 9th, 2025. The Water User list, date and a Info Only Understood. Agricultural water users were notified of the proposed development and comments received to date have been included with this site plan submittal. Plan Review - Review Comments Report Project Name: 24717 Rocky Mountain Flats CONR Workflow Started: 12/20/2024 2:46:09 PM Report Generated: 05/29/2025 05:22 PM copy of the notice are being uploaded to the project document folder. 5 1 Engineering Alicia Paz-Solis 1/8/25 3:50 PM Comment BMC 38.410.060 B—Private Utility Easement: Private utilities include, but are not limited to, natural gas, electricity, telephone, cable and fiber optic lines. The developer must provide private utility easements necessary to extend private utilities to the development, and to provide for the construction and maintenance of private utilities within the development. A 10-foot private utility easement must be provided. *A utility easement template is provided in the City Documents folder* Info Only Understood. Proposed 10’ utility easements are shown along each street right-of-way, and a draft Utility easement document w/ exhibit is provided with the submittal 6 1 Engineering Alicia Paz-Solis 1/8/25 3:53 PM Comment 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 Info Only The development intends to develop private site improvements and public improvements simultaneously, so a concurrent construction application (CCON) has been included with this submittal Plan Review - Review Comments Report Project Name: 24717 Rocky Mountain Flats CONR Workflow Started: 12/20/2024 2:46:09 PM Report Generated: 05/29/2025 05:22 PM approved pursuant to the criteria established in subsection b and c of this section. 7 1 Engineering Alicia Paz-Solis 1/8/25 3:53 PM Comment BMC 38.540.020.M—Snow removal storage areas: Snow removal storage areas must be provided sufficient to store snow accumulation on site. Such areas may not cause unsafe ingress/egress to the parking areas, may not cause snow to be deposited on public rights-of-way, may not include areas provided for required parking access and spaces, and may not be placed in such a manner as to damage landscaping. All snow removal storage areas must be located and designed such that the resultant stormwater runoff is directed into landscaped retention/detention and water quality improvement facilities as required by the engineering department, or in compliance with the storm drainage provisions of chapter 40 article 4, and/or best practices manual. Info Only Refer to civil and landscaping plans for snow storage areas 8 1 Addressing Jenny Connelley 1/10/25 4:24 PM Comment This property will need to be annexed before we could address it. Each building will have it's own address assigned, and will fit the Bozeman City grid addressing. Info Only Annexation is complete. 9 1 Stormwater Division Russ Smith 1/14/25 8:38 AM Changemark Stormwater We recommend not planting significant vegetation on top of sub-surface retention/detention stormwater facilities. DSSP Section V.D.5.c - Trees or other significant landscaping features shall not be placed within ten (10) feet of any utility main or service lines. 008-A1.4-UTILITY PLAN.pdf Info Only Understood. Refer to landscape plans for proposed landscaping in/around utilities and stormwater facilities. Plan Review - Review Comments Report Project Name: 24717 Rocky Mountain Flats CONR Workflow Started: 12/20/2024 2:46:09 PM Report Generated: 05/29/2025 05:22 PM 10 1 Engineering Alicia Paz-Solis 1/15/25 10:32 AM 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. Info Only Understood. The development team has reached out to Griffin to begin coordination on CILWR. Plan Review - Review Comments Report Project Name: 24717 Rocky Mountain Flats CONR Workflow Started: 12/20/2024 2:46:09 PM Report Generated: 05/29/2025 05:22 PM 11 1 Engineering Alicia Paz-Solis 1/15/25 3:28 PM Comment DSSP Section II.B.1—Storm Drainage Plan: A Storm Drainage Plan shall include a map or plat showing building site(s), open areas, drainage ways, ditches, culverts, bridges, storm sewers, inlets, storage ponds, roads, streets, and any other drainage improvements. The map shall also include identification and square foot coverage of the various ground surfaces (i.e. vegetation, gravel, pavement, structures). Info Only The Stormwater design report included with this submittal includes a storm drainage plan detailing the site coverage, drainage features, and drainage basins on the site. A set of storm sewer plans are included in the site plan set as well detailing the proposed storm sewer system. 12 1 Engineering Alicia Paz-Solis 1/15/25 3:28 PM Comment DSSP Section II A. 4—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. Info Only Understood. The provided stormwater design report details the plan to accommodate post-development stormwater runoff. 13 1 Engineering Alicia Paz-Solis 1/15/25 3:29 PM Comment DSSP Section II C—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. Info Only Understood. The proposed stormwater system was designed to meet new COB design standards. Refer to report for design assumptions and details. 14 1 Engineering Alicia Paz-Solis 1/15/25 3:29 PM Comment Montana Post Construction Storm Water BMP Design 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 minimum Info Only The proposed stormwater system was design to meet new COB standards, which require 2’ of separation between storm facilities and the seasonal high water table. Water table information from groundwater monitoring on site is included in the appendices of the stormwater design report. Plan Review - Review Comments Report Project Name: 24717 Rocky Mountain Flats CONR Workflow Started: 12/20/2024 2:46:09 PM Report Generated: 05/29/2025 05:22 PM 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. 15 1 Engineering Alicia Paz-Solis 1/15/25 3:30 PM Comment DSSP Section V.A—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. The applicant is advised that the development is at the southern end of the City’s water distribution system. Fire booster pumps may be necessary to service future buildings. Info Only A water and sewer design report is included with this submittal. Booster pumps are planned for the fire services and will be submitted with the building permit for review. 16 1 Engineering Alicia Paz-Solis 1/15/25 3:30 PM Comment DSSP Section V.B—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. Info Only A water and sewer design report is included with this submittal. 17 1 Engineering Alicia Paz-Solis 1/15/25 3:32 PM Comment BMC 38.220.060.A.11.g—Traffic Impact Study: A 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 Info Only Traffic Impact Study is included with the Site Plan Review Submittal. Plan Review - Review Comments Report Project Name: 24717 Rocky Mountain Flats CONR Workflow Started: 12/20/2024 2:46:09 PM Report Generated: 05/29/2025 05:22 PM local and neighborhood streets, roads, and alleys when the subject property is fully developed, including the intersection of Blackwood Rd (future development) to the west of this development and S 19th Ave. The scope of the TIS will need to be further defined with City's Transportation Engineer upon future site plan submittals. 18 1 Engineering Alicia Paz-Solis 1/15/25 3:35 PM Comment BMC 38.400.010.A.1 and BMC 38.400.010.A.2—Streets Please show in updated plan sheets. Fowler Lane—City of Bozeman Resolution 5076, Policy 1—Fowler Lane is classified as a Minor Arterial in the Bozeman Transportation Master Plan (TMP), which has a minimum right-of-way ROW width of (100) feet. The applicant must provide their respective Fowler Lane ROW (50) feet from the centerline of the existing ROW as a public street and utility easement where Fowler is adjacent to the property. This is a pending requirement of the 5532 Fowler Ln ANNX (Application #: 24492). Please show Fowler Lane to the constructed standard with future site plan submittals. Meah Lane—Meah Lane must be constructed according to local street standards, with a minimum right-of-way width of (60) feet. To meet the local street section requirement, the applicant must constructed to a full local section including sidewalk Info Only Schematic plans for infrastructure improvements street extensions are included in the civil site plan set. A complete infrastructure submittal detailing the proposed public improvements will be submitted in the coming weeks for city review. An easement to dedicate 50’ of right-of-way for Fowler east of the street CL is included with the annexation application. The proposed plans show Meah Lane being constructed across the entire project site and located in a proposed 60’ public street and utility easement. A draft of the easement is included with the submittal. 31st ave is proposed to be widened to a full street section from Meah Lane to the southern project boundary. Plan Review - Review Comments Report Project Name: 24717 Rocky Mountain Flats CONR Workflow Started: 12/20/2024 2:46:09 PM Report Generated: 05/29/2025 05:22 PM and tree boulevard along their property to Fowler Lane. Please show with future site plan submittal. The applicant must provide a public street and utility easement for local streets prior to site plan approval (BMC 38.410.060). S 31st Ave—South 31st Ave will need to be constructed on the subject property to southern boundary; please show with future site plan submittal. The applicant must provide a public street and utility easement for local streets prior to site plan approval (BMC 38.410.060). *A public street and utility easement template is provided in the City Documents folder* 19 1 Water and Sewer Division Nick Pericich 1/15/25 3:40 PM Comment The pressure at the hydrants on the east side of this project is roughly 50 psi. Info Only Understood. A memo regarding water pressures and potential upsizing of the water distribution system across the project site is included with this submittal to begin discussions with city staff on the subject. 20 1 Engineering Alicia Paz-Solis 1/15/25 3:47 PM Comment BMC 38.270.020—Construction Routes: A construction route map must be provided showing how materials and heavy equipment will travel to and from the site. Info Only A construction route map is provided in the civil plan set 21 1 Engineering Alicia Paz-Solis Comment If concurrent construction (BMC 38.270.030.C) will be requested a phasing plan will need to be provided. Info Only A concurrent construction plan has been included with the concurrent construction application for this submittal. Plan Review - Review Comments Report Project Name: 24717 Rocky Mountain Flats CONR Workflow Started: 12/20/2024 2:46:09 PM Report Generated: 05/29/2025 05:22 PM 1/15/25 3:50 PM Concurrent Construction—Phasing Plan 1. In addition to phasing plan sheets, please include the installation timing of infrastructure improvements (water, sewer, stormwater, streets) in the phasing narrative. 2. Show and delineate the extent of each phase, the timing of each phase, and the proposed timing of the infrastructure installation and building construction, including the proposed sequencing of each building and structures such as trash enclosures in each phase, if applicable. 3. Include the proposed timing of other site improvements, such as parking areas, pedestrian circulation, and open space. 4. Each phase must satisfy fire flow requirements and have adequate hydrant protection. 5. Show the proposed occupancy for each phase and each building and structure, such as trash enclosures that clearly show how and when the infrastructure will be complete for each phase prior to occupancy of any building. 6. The plan should encompass on-site and adjacent off-site improvements, including all enhancements to streets and sidewalks and any improvements within the right-of-way adjacent to the site. 7. All improvements must be accounted for and shown within a proposed phase. 8. Show all property lines, streets, rights-of-way, site circulation, and parking areas, pedestrian facilities, open space areas, buildings and structures, utilities, infrastructure, easements, construction staging, construction fencing, and delineated phasing lines. Plan Review - Review Comments Report Project Name: 24717 Rocky Mountain Flats CONR Workflow Started: 12/20/2024 2:46:09 PM Report Generated: 05/29/2025 05:22 PM 22 1 Engineering Alicia Paz-Solis 1/15/25 3:51 PM Comment On-site Concurrent construction request will need to go in front of DRC for review/approval. 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 • All easements for the infrastructure must be executed Info Only Understood. Concurrent construction has been applied for and requested with this application. The required items listed in this comment will be provided with the subsequent site plan submittal. 23 1 Engineering Alicia Paz-Solis 1/15/25 3:52 PM Comment 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 ProjectDox Portal (https://www.bozeman.net/services/development-center) for infrastructure review. Info Only Understood. A submittal for the public infrastructure improvements is being prepared and will be submitted to the city for review in the near future. 24 1 Planning Bailey Minnich 1/16/25 2:50 PM Comment BMC 38.380 Affordable Housing is currently undergoing a text amendment. Multiple changes to the shallow and deep incentives are being proposed. Some of the incentives being requested with this Info Only The project has been designed using the newly adopted affordable housing ordinance. Plan Review - Review Comments Report Project Name: 24717 Rocky Mountain Flats CONR Workflow Started: 12/20/2024 2:46:09 PM Report Generated: 05/29/2025 05:22 PM Concept Review are currently proposed to be removed from the available list under the new ordinance, however the document may change based on the upcoming hearings. The current draft of the ordinance, as well as a list of the upcoming hearings, is available on the Engage Bozeman website at: https://engage.bozeman.net/aho. 25 1 Planning Bailey Minnich 1/16/25 2:50 PM Comment As stated in the project narrative, the subject property is currently in review for annexation into the City limits, in conjunction with a zoning map amendment to R-4 zoning (Project #24492). No formal applications are permitted to be submitted to the City of Bozeman until finalization of the annexation and applicable zoning map amendment have been completed. Info Only Annexation is complete. 26 1 Planning Bailey Minnich 1/16/25 2:50 PM Comment The submitted site plan lists multiple departures proposed to be requested per BMC 38.320.070 Departures for Housing Creation under the Project/Zoning Information, however only one departure was mentioned in the submitted project narrative. The project narrative must clearly identify all requested departures and address the criteria specific to each one. It appears some of the identified departures are not necessary for this application. Please make sure to only include departures necessary for the project to avoid any potential confusion with the formal application. Info Only There is now only one departure that is being requested. The departure is identified in the Architectural Site plan and the project narrative. 27 1 Planning Bailey Comment BMC 38.320.030.A, note 3. Form and intensity Info Only This has been removed from our zoning analysis. Plan Review - Review Comments Report Project Name: 24717 Rocky Mountain Flats CONR Workflow Started: 12/20/2024 2:46:09 PM Report Generated: 05/29/2025 05:22 PM Minnich 1/16/25 2:50 PM standards-Residential districts. Departures from the maximum lot size requirements may be allowed where the planned development fits into the context of the neighborhood and proposed pedestrian and vehicular circulation measures meet community objectives. The submitted concept review does not appear to include a proposed subdivision. The maximum lot area for residential use is only applicable during subdivision review and can be removed from the application. 28 1 Planning Bailey Minnich 1/16/25 2:51 PM Comment BMC 38.400.100.B. Street vision triangle, Collector and local streets. On corner lots, on collector and local streets, in all districts, no fence, wall or planting in excess of 30 inches above the street centerline grades is permitted within a triangular area defined as follows: beginning at the intersection of the projected curblines of two intersecting streets, thence 40 feet along one curbline, thence diagonally to a point 40 feet from the point of beginning on the other curbline, then to the point of beginning. Please extend the identified vision triangles shown on the site plan to comply with this requirement at time of formal submittal. Info Only Vision triangles are included on the site plan sheets. 29 1 Planning Bailey Minnich 1/16/25 2:51 PM Comment BMC 38.540.050.A.1.a.1. Number of Parking Spaces required, residential uses, minimum requirements. The width of drive accesses, designated non-parking areas, vision triangles, and similar circumstances may not be considered to be available for the purpose of on-street parking space. The proposed site plan identifies on-street parking spaces which may be located within Info Only Proposed on street parking spaces have been adjusted to be outside of street vision triangles. Plan Review - Review Comments Report Project Name: 24717 Rocky Mountain Flats CONR Workflow Started: 12/20/2024 2:46:09 PM Report Generated: 05/29/2025 05:22 PM the required extension of the street vision triangle. Please remove any parking spaces compromised by the extension of the street vision triangle from the parking calculations with the formal application submittal. 30 1 Planning Bailey Minnich 1/16/25 2:51 PM Comment The applicant must respond in the narrative and drawings to the applicable block frontage. The submitted application identifies Landscaped (BMC 38.510.030.C) block frontage along all street frontages adjacent to and within the proposed site, which is consistent with the potential residential zoning district. While the submitted Block Frontage Plan includes some aspects of the block frontage standards, no information regarding weather protection or landscaping was included. Please include this information with a formal application submittal to clearly demonstrate compliance. Info Only This information has been included in this submittal. 31 1 Planning Bailey Minnich 1/16/25 2:51 PM Comment BMC 38.520.060.B.1. Usable residential open space. The applicant must provide the minimum usable open space required per dwelling unit type outlined in this section. Please delineate, provide dimensions and areas of any interior or shared (outdoor) open space areas on the site plan, landscaping, and floor plans with the formal application submittal to demonstrate compliance. Label each shared balcony with a letter or number or other identifier and provide individual areas for each balcony in the open space calculation on the coversheet. Info Only This information has been included in this submittal. Plan Review - Review Comments Report Project Name: 24717 Rocky Mountain Flats CONR Workflow Started: 12/20/2024 2:46:09 PM Report Generated: 05/29/2025 05:22 PM 32 1 Planning Bailey Minnich 1/16/25 2:51 PM Comment BMC 38.520.060.B.2. Usable residential open space, Shared open space. Shared open space can include landscaped courtyards or decks; entrance plazas; gardens with pathways; children's play areas; pools; and water features provided they are accessible to all residents of the development. The submitted Block Frontage and Open Space plan identifies multiple shared open space locations including the proposed dog park, picnic area, walking path and playground. Please include how each shared open space complies with the applicable standards in this section and any remove any required screening/buffer areas from the counted open space. Info Only Areas shown for shared open space are shown in the submitted landscape plansand are amenitized with elements such as benches, picnic tables, horseshoe pits, playground equipment, landscape paths, etc. Screening and buffer areas are removed from the calculated area. 33 1 Planning Bailey Minnich 1/16/25 2:52 PM Comment BMC 38.520.070. Location and design of service areas and mechanical equipment. The applicant must provide adequate service area and mechanical equipment screening that meets the requirements of this section with the formal submittal. This includes any ground, roof top, or wall mounted mechanical equipment, utility meters, and solid waste enclosures. Info Only Screening of ground mounted and roof mounted equipment and solid waste enclosures are included with this submittal. 34 1 Planning Bailey Minnich 1/16/25 2:52 PM Comment BMC 38.520.070.B.3 Location of ground related service areas and mechanical equipment. Service areas must not be visible from the sidewalk or 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 Info Only Proposed trash enclosures are detailed with screen walls, roof and landscape screening. Plan Review - Review Comments Report Project Name: 24717 Rocky Mountain Flats CONR Workflow Started: 12/20/2024 2:46:09 PM Report Generated: 05/29/2025 05:22 PM screening measures provided in subsection C below and division BMC 38.550. Please provide information on the proposed trash enclosures for all three buildings and how it complies with the screening requirements of BMC 38.520.070.C. 35 1 Planning Bailey Minnich 1/16/25 2:52 PM Comment BMC 38.530 Building Design. The submitted narrative states the applicant is proposing to provide affordable housing meeting the current deep incentives threshold and requests exemption from compliance with multiple sections of this division. However, the BMC 38.380 Affordable Housing is currently undergoing a text amendment and the incentives being requested in relation to this division are currently proposed to be removed from the available list under the new ordinance. Please review the current draft to determine if potential changes to the overall building designs will be necessary for compliance with this division. Info Only The current plans have been designed using the newly adopted affordable housing ordinance. Therefore, BMC 38.530 does apply and the building design is proposed as meeting these requirements. 36 1 Planning Bailey Minnich 1/16/25 2:52 PM Comment BMC 38.550.050. Mandatory landscaping provisions. The formal submittal must include a compliant landscaping plan that meets the requirements of this section, including the use of drought tolerant species, parking lot landscaping, screening, irrigation and street frontage landscaping. Landscape plans must include the information required by section 38.220.100. Info Only Landscaping plan is included with this submittal. Plan Review - Review Comments Report Project Name: 24717 Rocky Mountain Flats CONR Workflow Started: 12/20/2024 2:46:09 PM Report Generated: 05/29/2025 05:22 PM 37 1 Planning Bailey Minnich 1/16/25 2:53 PM Comment BMC 38.570.040. Site Lighting. The formal submittal must include lighting sheets that provide adequate fixture details and photometric data necessary to review for site lighting, entrance lighting, full cut-off, and building mounted lighting. Info Only A site photometric plan and exterior fixture cut sheets are included with this submittal. 38 1 Northwestern Energy Matt Tilstra 1/17/25 4:35 PM Changemark NWE - Transformers Please ensure transformers are located within the platted utility easement. 008-A1.4-UTILITY PLAN.pdf Info Only Proposed transformers are within proposed utility easements that will be dedicated with the project. 39 1 Water Conservation Division Eric Neustrup 1/21/25 10:51 AM 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. Info Only The new standards were used for the landscape design included with this submittal. 40 1 Community Housing Renata Munfrada 1/22/25 10:12 AM Comment 38.380.040 Affordable Housing Plan Required A. To qualify for low-income affordable home incentives, the developer must submit to the City an affordable housing plan that includes the information and complies with the standards in this section: 1. Information Required a. The total number of affordable homes, and market rate homes in the Info Only An affordable housing plan is included with this submittal using the newly adopted affordable housing ordinance requirements. Plan Review - Review Comments Report Project Name: 24717 Rocky Mountain Flats CONR Workflow Started: 12/20/2024 2:46:09 PM Report Generated: 05/29/2025 05:22 PM proposed development; b. The table in 38.380.020 to be applied to the affordable housing plan. c. The number of bedrooms in each proposed low-income affordable home, and market rate home in the development. d. Whether each affordable home will be offered for rental or for sale; e. The location of affordable lots or units in the development; f. The applicable AMI and maximum rental or sales price applicable to each low-income affordable home; g. A description of the requested incentives from section 38.380.040. h. Any other information that is reasonably necessary to evaluate the compliance of the affordable housing plan with the requirements of this division, as determined by the review authority. i. If the development is to be constructed in phases:1) The required information may include specific commitments for the first phase of development and estimates for later phases of development, provided the combination of committed and estimated low-income affordable homes in the development equals or exceeds the minimum required to qualify for the incentives requested. 1) The required information may include specific commitments for the first phase of development and estimates for later phases of development, provided the combination of committed and estimated low-income affordable homes in the development equals or exceeds the minimum required to qualify for the incentives requested. 2) As the number of low-income affordable homes for each later phase is finalized, the developer must submit an update to the affordable housing plan including or updating the information required in this section. The Plan Review - Review Comments Report Project Name: 24717 Rocky Mountain Flats CONR Workflow Started: 12/20/2024 2:46:09 PM Report Generated: 05/29/2025 05:22 PM review authority shall review and approve, approve with conditions, or deny the update using the criteria in this section. 2. Development Standards for Affordable Homes a. The number of affordable homes must meet or exceed the minimum standards needed to qualify for the applicable incentive in section 38.380.030. b. The mix of bedrooms per unit in affordable homes must be as similar as possible to the mix of bedrooms per unit of the market-rate homes in the development. c. Access to shared amenities and services by residents of the affordable homes must be the same as to those in market rate homes in the development. d. If the development is to be constructed in phases, and the developer has requested affordable housing incentives, at least 75 percent of the dwelling units in each phase must be affordable homes, unless the city has received adequate legal or financial assurance that any shortfall during earlier phases will be constructed before approval of the final phase of development. B. The review authority may approve the affordable housing plan if the review authority finds that it includes the information required for the city to confirm compliance with the standards and criteria in this division, including but not limited to the standards in Section 38.380.030.A, and any administrative procedures related to this division adopted pursuant to section 38.380.070. C. No annexation, preliminary subdivision, or site plan that contains any residential dwelling units and that requests affordable housing incentives may receive final approval until the affordable housing plan has been approved by the Plan Review - Review Comments Report Project Name: 24717 Rocky Mountain Flats CONR Workflow Started: 12/20/2024 2:46:09 PM Report Generated: 05/29/2025 05:22 PM review authority. D. After approval by the review authority, the affordable housing plan must be incorporated by reference in the recorded annexation, final subdivision plat, or site plan documents. E. An approved affordable housing plan is a binding contract between the developer and the developer's successors in interest to the lot or dwelling and must be included in a separate recorded written agreement between the developer and the city or incorporated into another recorded document in which the developer is required to implement the affordable housing plan. 38.380.040 C. No annexation, preliminary subdivision, or site plan that contains any residential dwelling units and that requests affordable housing incentives may receive final approval until the affordable housing plan has been approved by the review authority. D. After approval by the review authority, the affordable housing plan must be incorporated by reference in the recorded annexation, final subdivision plat, or site plan documents. E. An approved affordable housing plan is a binding contract between the developer and the developer's successors in interest to the lot or dwelling and must be included in a separate recorded written agreement between the developer and the city or incorporated into another recorded document in which the developer is required to implement the affordable housing plan. Sec. 38.380.060 Qualification of renters and buyers B.3. a. Income verification for rental units must be performed every two years, and income verification for owner occupied units must be performed at the time of purchase, based on Plan Review - Review Comments Report Project Name: 24717 Rocky Mountain Flats CONR Workflow Started: 12/20/2024 2:46:09 PM Report Generated: 05/29/2025 05:22 PM standards and methods approved by the U.S. Department of Housing and Urban Development. D. The developer may satisfy the requirements of this section by contracting with a third party to monitor and enforce the conditions in this section as through a written agreement approved as to form by the city attorney. The developer may charge the third-party contractor with written approval by the city. 41 1 Parks Department Ross Knapper 1/22/25 1:18 PM Comment Please submit a park master plan that meets the requirements of Sec. 38.220.060.A.14. Info Only A park master plan is included with this submittal. 42 1 Parks Department Ross Knapper 1/22/25 1:19 PM Comment Current CILP value is $2.65/sf. Final CILP value determined at time of site plan adequacy. Info Only Noted. 43 1 Parks Department Ross Knapper 1/23/25 11:05 AM Comment Park Master Plan must include an irrigation plan and information on the water source proposed for parkland irrigation. Because of recent DNRC rulings and interpretations, the use of the existing irrigation well that serves Ainsworth Park cannot be guaranteed as a potential water source. If applicant proposes to use the existing irrigation well as the source for the new irrigation system, applicant will need to secure a new, separate water right for the expanded use. If a new water right cannot be obtained for the expanded use, the applicant will need to provide an alternative Info Only A park master plan is included in this submittal. We are proposing to use the existing well, but have been unable to confirm it’s capacity at this time. Our team is working on confirming capacity while designing to minimize irrigation demand. Plan Review - Review Comments Report Project Name: 24717 Rocky Mountain Flats CONR Workflow Started: 12/20/2024 2:46:09 PM Report Generated: 05/29/2025 05:22 PM means for providing legal and sufficient water supply for the proposed irrigation system. Please note that while connection to the City Municipal water supply may be allowed, all other means of providing water supply must be exhausted and adjustments to parkland landscapes or ground cover may be required to minimize irrigation demand on the City's potable drinking supply. Applicant is encouraged to minimize the irrigation demand for proposed parkland for either water supply source. 44 1 Fire Department Scott Mueller 1/27/25 12:14 PM Comment Proposed grasscrete fire lanes for Buildings A and C are acceptable with the condition that additional specific site improvements are added delineating these lanes when regular seasonal maintenance occurs. Intent is that these are always available for use even in a heavy snow season. Info Only The fire lanes are now proposed to be gravel so they are better delineated from the surrounding lawn for the fire department and so they are more cost effective. 45 1 Fire Department Scott Mueller 1/27/25 12:19 PM Comment As proposed, the height of each building will require for the fire sprinkler/standpipe system to have a fire hydrant within 100 feet of each FDC-fire department connection. Info Only Fire hydrants have been located within 100 feet of FDC. Standpipes are incorporated into the building design.