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HomeMy WebLinkAbout002 - PlanReviewCommentsResponse Plan Review - Review Comments Report Project Name: 25251 Highlands Apartments INF Workflow Started: 5/9/2025 3:09:03 PM Report Generated: 06/17/2025 09:22 AM REVIEW COMMENTS REF # CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS 1 CD Technician Sam Sagstetter 5/16/25 4:28 PM Checklist Item Please provide height measurements on the elevation drawings. Responded by: Zack Graham - 5/19/25 11:41 AM Update elevations have been posed Resolved 2 CD Technician Sam Sagstetter 5/16/25 4:28 PM Checklist Item Please list the proposed landscape water supply source, location, and ownership (private or public) with a brief description of how this water will be used. Responded by: Zack Graham - 5/19/25 4:21 PM Notes added to L103 and L104 Resolved 3 CD Technician Sam Sagstetter 5/16/25 4:28 PM Checklist Item Missing owner signature on Development Review Application. Please upload the notification letter with the owner's signature obtained. The notification letter was sent to the applicant's email the day the application was submitted. Please check your spam folder if you do not find it in your inbox. Responded by: Zack Graham - 5/19/25 11:41 AM Application with owner's signature posted Resolved 4 1 Solid Waste Russell Ward 5/21/25 9:35 AM Changemark SLD Waste according to the key #11 would be trash enclosure locations? if that is so locations are unacceptable. 1. must have 50 foot straight approach to front of refuse enclosure. 2. no parking or raised curbs within the 50 foot straight approach. 3.need detailed plan for refuse enclosure. 4. refuse enclosure will need to be covered. 003 - HIGHLANDS_C100_SITEPLAN- C100.pdf The layout of the trash enclosure has been reworked to provide a 50’ straight approach in front of the enclosure and no parking or raised curbs within the 50’ straight approach (see sheet C100). See architecture for a detail of the enclosure. Info Only 5 1 Addressing Jenny Connelley Comment These can be addressed once approved by The units will be leased. Info Only Plan Review - Review Comments Report Project Name: 25251 Highlands Apartments INF Workflow Started: 5/9/2025 3:09:03 PM Report Generated: 06/17/2025 09:22 AM 5/23/25 9:17 AM Engineering and Planning, and you are ready to apply for building permits. I will need to know whether the units are to be leased or condominiumized (declarations recorded) and bought and sold individually. 6 1 Transportation Candace Mastel 5/23/25 3:30 PM Comment The project should provide at least one bicycle parking space for each residence. The narrative says the project plans 149 units. Sheet C101 states that 260 bicycle parking spaces are provided but without knowing how many interior spaces are proposed, only 28 are visible on the exterior of the buildings. 149 bicycle parking spaces should be provided either outside the residence's or in a combination of interior/exterior arrangements. Interior bicycle storage is ideally easily accessible without having the bicyclist go through multiple doors or elevators. I believe this comment is assuming a Type C affordable housing incentive (as we did not specify which incentive we were intending for the informal review). This project will pursue the Type A incentive, so BMC 38.380.040.C.3.f states that the bicycle parking standards of Section 380.540.050 are applicable. 380.540.050.A.4 states that bicycle parking should be at least 10% of the required automobile parking spaces without incentives. Without the Affordable Housing Type A Incentive, 260 car parking spaces would be required. Therefore, a minimum of 26 bicycle spaces are required. Proposed plans show 28 bicycle parking spaces. Info Only 7 1 Engineering Simon Lindley 5/28/25 11:55 AM 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 Noted. A groundwater well for irrigation is not proposed. CILWR fee has been calculated and is being submitted with the site plan application for review by the department. Info Only Plan Review - Review Comments Report Project Name: 25251 Highlands Apartments INF Workflow Started: 5/9/2025 3:09:03 PM Report Generated: 06/17/2025 09:22 AM 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. 8 1 Engineering Simon Lindley 5/28/25 11:56 AM Library Comment BMC 38.220.080 A. 2.g. - The applicant must submit a peak hour trip generation value to the City to determine whether a traffic impact study is required, or if a waiver would be applicable. The City needs to confirm whether the proposed trip generation was accounted for in the subdivision traffic impact study. Noted. See attached concurrence memo showing that traffic generation is less than planned by the original traffic impact study prepared for the subdivision. Info Only 9 1 Engineering Simon Lindley 5/28/25 12:07 PM Comment The applicant is advised the updated Engineering Design and Construction Standards were officially approved and are effective, as of Noted Info Only Plan Review - Review Comments Report Project Name: 25251 Highlands Apartments INF Workflow Started: 5/9/2025 3:09:03 PM Report Generated: 06/17/2025 09:22 AM January 13, 2025. This project is in the concept stage and must utilize the new standards. Please see the Engineering Infrastructure Review webpage. 10 1 Engineering Simon Lindley 5/28/25 12:08 PM Comment The City needs to verify the water, sewer, stormwater and traffic demands were accounted for with the subdivision review and are in compliance with the updated engineering design standards (for the on-site construction). If the proposed site plan is higher density than the approved subdivision design reports, the subdivision design reports will need to be updated. With the site plan review, please provide updated memos or design reports certified by a professional engineer. Noted. See attached concurrence memo showing that traffic generation, water demand, and sewer demand is less than or equal to what was anticipated for the overall subdivision. A site-specific stormwater report (attached) has been prepared and coordinated with the stormwater design assumptions for the overall subdivision. Info Only 11 1 Engineering Simon Lindley 5/28/25 12:14 PM Comment 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. Noted Info Only 12 1 Engineering Simon Lindley 5/28/25 12:30 PM Comment City of Bozeman Design and Construction Standards - Storm Drainage Design 6.8.1 - Runoff control facilities shall be sized with adequate volume to limit post-development runoff rates for the full range of potential storms (2-year through 100-year) to pre-development levels. Full retention of post-development runoff from the major storm (100-year, 24-hour) shall be required where no viable receiving conveyance channel or drainage system is available. 6.6.3: Acceptable runoff calculation methods and their applications are summarized Noted. Info Only Plan Review - Review Comments Report Project Name: 25251 Highlands Apartments INF Workflow Started: 5/9/2025 3:09:03 PM Report Generated: 06/17/2025 09:22 AM 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. 6.8.3.C - Infiltration basins shall be capable of completely draining the design stormwater runoff volume, plus the runoff treatment volume (RTV) for combination facilities, within 72-hours after cessation of the storm. 13 1 Engineering Simon Lindley 5/28/25 12:32 PM Comment City of Bozeman Design and Construction Standards Chapter 6 Attachment D - Prior to final site plan approval, please provide a copy of the acknowledgement of stormwater facilities maintenance requirements signed by the owner. Noted. Info Only 14 1 Engineering Simon Lindley 5/28/25 1:57 PM Comment City of Bozeman Design and Construction Standards - Stormwater Drainage Report 6.4.1: Please provide a drainage map showing existing and proposed contours. - General Requirements 6.3.f: Off-site runoff from the developed property shall perpetuate pre-development drainage patterns. - BMC 38.550.050.M.1 - The finish grade of all landscaped areas may not exceed a slope of 25 percent grade. It is unclear how the proposed development will connect with the existing topography along the northern property line, specifically the slope of the proposed grading in the utility easement. Noted. See stormwater report. Info Only 15 1 Engineering Simon Lindley Comment City of Bozeman Design and Construction Noted. Option B is being pursued. A minimum 2’ separation between the Info Only Plan Review - Review Comments Report Project Name: 25251 Highlands Apartments INF Workflow Started: 5/9/2025 3:09:03 PM Report Generated: 06/17/2025 09:22 AM 5/28/25 2:02 PM Standards Chapter 6.8.3.A.d - The depth of historic, seasonal high groundwater must be at least 2 feet below the bottom of the basin to allow for infiltration of stormwater runoff. Drainage option A does not appear to meet this requirement. Additionally, planning does not allow for a departure or variance from the parking lot tree requirement. Please see comments from planning. Engineering supports a design that minimizes the required fill while still meeting all the standards. The applicant is advised to consider expanding the landscaping in the parking lot to allow for bioretention cells and the required trees (modifying option A). An example in Bozeman would be the Cannery District at Rouse and Oak. The applicant should consider utilizing LID design practices, storing the major storm in the parking lot (6.8.2), or evaluating downstream conveyance channels or drainage systems if applicable. bottom of the infiltration and the seasonally high groundwater is being maintained. See attached stormwater report. 16 1 Engineering Simon Lindley 5/28/25 2:02 PM Library Comment BMC 38.220.080.A.1.d - Construction Routes: For all developments, a construction route map must be provided showing how materials and heavy equipment will travel to and from the site. The route must avoid, where possible, local or minor collector streets or streets where construction traffic would disrupt neighborhood residential character or pose a threat to public health and safety. Noted. See sheet C030 – Construction Route Map Info Only 17 1 Engineering Simon Lindley 5/28/25 2:11 PM Comment City of Bozeman Fire Service Line Standards - Plans, specifications, and submittals for fire service lines must be submitted by the professional engineer to the City Engineering Noted Info Only Plan Review - Review Comments Report Project Name: 25251 Highlands Apartments INF Workflow Started: 5/9/2025 3:09:03 PM Report Generated: 06/17/2025 09:22 AM Department through the engineering Project Dox Portal for infrastructure/fire service line review. The site plan must reach adequacy prior to fire service line review. The applicant is advised the Engineering Division has started charging for infrastructure and fire line reviews. Please see the engineering webpage for the fee schedule. 18 1 Engineering Simon Lindley 5/28/25 2:19 PM Comment BMC 38.410.060 - Easements: The applicant is advised to coordinate the shared access easement alignment with the subdivision developer prior to final plat. If a shared access easement already exists, the shared access easement must be released and a new easement must be recorded prior to final site plan approval. Noted. This easement needs to be recorded as planned with the preliminary plat in order to satisfy an emergency vehicle turnaround. This will be vacated and re-recorded with the project in the new location. Info Only 19 1 Fire Department Scott Mueller 6/4/25 10:57 AM Comment As proposed, site plan and buildings are acceptable but will require the following: Specifically for access to fire riser room and FDC, FDC/Horn-Strobe shall not be located above landscaping beds. They shall have landing/sidewalk to public way and not be obstructed with future growth of vegetation. Fire Riser Room shall have exterior access with sidewalk to public way and include the Fire Alarm Control Panel. Noted. A sidewalk to riser rooms has been added. See sheet C100. Info Only 20 1 Forestry Division Alex Nordquest 6/9/25 10:13 AM Changemark Forestry Changemark note #01 No trees within 10' of any signage; no trees within Street Vision Triangles and please mark all SVT's on the Landscape Plan. Recommend a minimum of at least two different species for boulevard trees. All trees must be mulched with wood chip material, 3' dia. and 3-4" in depth. 023-LandscapePlan-L101.pdf Noted Info Only Plan Review - Review Comments Report Project Name: 25251 Highlands Apartments INF Workflow Started: 5/9/2025 3:09:03 PM Report Generated: 06/17/2025 09:22 AM 21 1 Community Housing David Fine 6/10/25 9:13 AM Comment We advise the applicant to review the Affordable Housing Ordinance 38.380, BMC, as if may relate to this project. If the applicant uses the AHO, they should review the requirement in the AHO for a pre-application public meeting, so that the noticing period and requirements do not delay the submission of their site plan. Please discuss the process and documentation for a pre- application meeting with your development review coordinator. Use of the AHO will require the submission of an Affordable Housing Plan with a future site plan application. Noted. Type A incentive is being utilized for a parking reduction. Info Only 22 1 Planning Bailey Minnich 6/11/25 4:15 PM Comment Responses to Applicant Informal Questions: 1.a. It is the responsibility of the applicant to determine the Type (A, B or C) and incentives required or applicable to their project, and include those requests within the submitted Affordable Housing Plan (AHP). However, per the table shown on sheet 003-Highlands_C100_Site Plan, the application already states it would be requesting an incentive for reduced parking allocation. 1.b. The Affordable Housing Plan (AHP) is reviewed by the Economic Development City staff during the site plan review, so in essence, it is reviewed concurrently. However, under BMC 38.380.030.F, the applicant is required to complete the pre-application community meeting prior to submittal of the formal site plan application. As identified in section F.9, the site plan application is not complete unless it includes the required documentation of the community meeting. The overall AHP process does not run concurrently with the formal application submittal. 2. The 1. Noted 2. Noted. Refer to sheet C105 for Open Space Plan. 3. Noted. Type A incentive will be utilized. 4. Trees will be provided. 5. Noted. Info Only Plan Review - Review Comments Report Project Name: 25251 Highlands Apartments INF Workflow Started: 5/9/2025 3:09:03 PM Report Generated: 06/17/2025 09:22 AM residential open space required under BMC 38.520.060 is not the same as the required Parkland dedication under BMC 38.420.020, completed through application #22311 for the preliminary plat subdivision. Each individual site plan will still be required to comply with the necessary open space standards per BMC 38.520.060 for either residential or commercial uses. 3. As previously stated in my answer to question 1.a, the included table on the site plan is requesting the use of the reduced parking incentive with the AHP. If the application does not request this incentive, then the minimum parking spaces is determined by the overall number of bedrooms in each unit as outlined in BMC 38.540.050.A.1. 4.a. The requirement for trees within the parking lot is located under section BMC 38.550.050.B Parking lot landscaping. No departure is available to this code section, and staff would not support a variance to this code provision as the hardship is being created by the applicant through site design. One idea from staff was to potentially make the landscaped islands larger to accommodate both the bioretention and the required tree, however this would potentially require the removal of some proposed parking spaces or a reconfiguration of the proposed parking. 5. Staff discussed the proposed project with senior management. Staff will support the submittal of the site plan application prior to the recording of the final plat application, but the SP will not be granted adequacy until final plat has been recorded. This is because the site plan is an entitlement onto the underlying land which would not have a separate legal description until Plan Review - Review Comments Report Project Name: 25251 Highlands Apartments INF Workflow Started: 5/9/2025 3:09:03 PM Report Generated: 06/17/2025 09:22 AM the final plat is granted. Senior management will also not allow the submittal of building permits prior to final plat recording for the same reasons. The submittal of building permits prior to the approval of the site plan would be determined at a later time when the SP is closer to completion (what is known as Concurrent Review). 23 1 Planning Bailey Minnich 6/11/25 4:15 PM Comment Master Site Plan 22381 has received preliminary approval, however there are multiple conditions and code provisions which must be met prior to Final MSP and submittal of a Site Plan (SP) application. Please review the preliminary approval letter and staff report for MSP 22381 for additional information. Noted Info Only 24 1 Planning Bailey Minnich 6/11/25 4:15 PM Comment BMC 38.310.060.A.3 Supplemental use provisions for the REMU district, Uses required and limited. Non-residential uses must not exceed 30 percent of the total gross building square footage of all uses within the master planned area unless otherwise allowed in this section, through a master site plan review. As specified during the MSP 22381, the non-residential tracking table from Appendix X of MSP must be updated and included with each site plan application. Please submit the updated table with the formal site plan application for review. The tracking table has been updated and is included with the site plan application. Info Only 25 1 Planning Bailey Minnich 6/11/25 4:15 PM Comment Submitted narrative states the project would contain 149 residential units, but the table on the submitted site plan sheet states only 146 dwelling units proposed. Please make sure the application is consistent for the total amount of proposed units. 149 units total. Info Only Plan Review - Review Comments Report Project Name: 25251 Highlands Apartments INF Workflow Started: 5/9/2025 3:09:03 PM Report Generated: 06/17/2025 09:22 AM 26 1 Planning Bailey Minnich 6/11/25 4:16 PM Comment BMC 38.320.040 Form and Intensity standards for REMU district. Please review the table of form and intensity standards to review for compliance. Using the property acreage and impervious amount on the submitted site plan, the project appears to be slightly over the maximum amount of 75% impervious coverage allowed. Noted. See departure request to increase impervious area from 75% to 77%. Info Only 27 1 Planning Bailey Minnich 6/11/25 4:16 PM Comment BMC 38.320.040 Form and Intensity standards for REMU district. Please review the required setbacks for new buildings. REMU has a variable front setback of 10-feet minimum and 15-feet maximum. The submitted site plan shows a 17- foot setback along Remington Way for building A and 19-foot setback along S 23rd Ave for building B. Noted. See revised plan meeting these requirements. Info Only 28 1 Planning Bailey Minnich 6/11/25 4:17 PM Comment The MSP stated all public street frontages will have a Mixed block frontage. The applicant must respond in the narrative and drawings to the Mixed block frontage (BMC 38.510.030.D) and subsequent option for either Storefront (BMC 38.510.030.B) or Landscaped (BMC 38.510.030.C) block frontage along Remington Way, S 23r Ave, and S 25th Ave including building placement, building entrances, façade transparency, weather protection, parking location, landscaping, and sidewalk width. The included table on the submitted site plan identifies the project is potentially choosing Landscaped, but that needs to be confirmed in the narrative and all appropriate standards met. Noted. See narrative. Info Only 29 1 Planning Bailey Minnich Comment BMC 38.510.030.J Block Frontage Standards, Noted Info Only Plan Review - Review Comments Report Project Name: 25251 Highlands Apartments INF Workflow Started: 5/9/2025 3:09:03 PM Report Generated: 06/17/2025 09:22 AM 6/11/25 4:17 PM Special residential block frontage along sidewalks and internal pathways. Please review this section as the project is proposing ground- level residential units adjacent to sidewalks and the parking lot. 30 1 Planning Bailey Minnich 6/11/25 4:17 PM Comment BMC 38.520.060.B. Usable residential open space. All multi-household development, including multi-household portions of mixed-use development, must provide minimum usable open space equal to 100 square feet per dwelling unit for studio and one bedroom dwellings and 150 square feet per dwelling unit for dwellings with two or more bedrooms. The required open space may be provided in a combination of ways per this code section. Please revise the proposed application to include the required amount of residential open space per the number of proposed dwelling units. Noted. See open space plan on sheet C105. Info Only 31 1 Planning Bailey Minnich 6/11/25 4:17 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. Noted Info Only 32 1 Planning Bailey Minnich 6/11/25 4:17 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 and adjacent properties. Where the review authority finds that the only option for locating a service area is an area visible from a public right-of-way, Noted. See architecture for trash enclosure details. Info Only Plan Review - Review Comments Report Project Name: 25251 Highlands Apartments INF Workflow Started: 5/9/2025 3:09:03 PM Report Generated: 06/17/2025 09:22 AM internal pathway or pedestrian area, or from an adjacent property, the area must be screened with structural and landscaping screening measures provided in subsection C below and division 38.550. The proposed trash enclosures shown on the site plan are visible from the surrounding sidewalks and buildings, and must be screened as required in subsection C of this section. Please provide applicable screening per BMC 38.520.070.C with the formal application submittal. 33 1 Planning Bailey Minnich 6/11/25 4:17 PM Comment BMC 38.530.060.C.2.a Metal Siding. Metal siding must be a minimum of 24-gauge thickness. Re- purposed metal siding is exempt from minimum thickness requirements provided its material integrity is intact. Please provide additional information with the formal submittal documenting the proposed metal siding shown on the elevations complies with this requirement as it currently states the siding would be 26 gauge which is thinner. Noted Info Only 34 1 Planning Bailey Minnich 6/11/25 4:18 PM Comment BMC 38.530.060.D. Cementitious wall board paneling/siding. Where cement board paneling/siding is the dominant siding material, the design must integrate a mix of colors and/or textures that are articulated consistent with windows, balconies, and modulated building surfaces and are balanced with façade details that add visual interest from the ground level and adjacent buildings. Please review the building materials code section to make sure all proposed materials comply with required standards. Noted Info Only Plan Review - Review Comments Report Project Name: 25251 Highlands Apartments INF Workflow Started: 5/9/2025 3:09:03 PM Report Generated: 06/17/2025 09:22 AM 35 1 Planning Bailey Minnich 6/11/25 4:18 PM Comment BMC 38.530.070.C. Blank Wall Treatments. Untreated blank walls visible from a public street, pedestrian-oriented space, common usable open space, or pedestrian pathway are prohibited. Blank wall is further defined in BMC 38.700.030 as a ground floor wall or portion of a ground floor wall that does not include a transparent window or door. The proposed buildings appear to have areas that meet the definition of blank wall on both ends. Please review this code provision and make appropriate changes to the proposed building elevations based on the described treatment methods. Noted Info Only 36 1 Planning Bailey Minnich 6/11/25 4:18 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, screening, parking lot landscaping, street frontage landscaping, and irrigation. Landscape plans must include the information required by section 38.220.100. Noted Info Only 37 1 Planning Bailey Minnich 6/11/25 4:18 PM Comment BMC 38.550.050.B.2. Parking lot landscaping. All surface parking lots on the building site must be landscaped in accordance with this subsection. Please provide a landscaping plan with the formal submittal identifying the required parking lot screening, canopy trees, and parking lot landscape area as the proposed parking lot will contain more than 15 parking spaces. Noted. See landscape plans. Info Only 38 1 Planning Bailey Minnich 6/11/25 4:18 PM Comment BMC 38.570.040. Site Lighting. The formal submittal must include lighting sheets that Noted Info Only Plan Review - Review Comments Report Project Name: 25251 Highlands Apartments INF Workflow Started: 5/9/2025 3:09:03 PM Report Generated: 06/17/2025 09:22 AM provide adequate fixture details and photometric data necessary to review for site lighting, entrance lighting, full cut-off, and building mounted lighting. 39 1 Engineering Simon Lindley 6/13/25 1:12 PM Comment Completion of Subdivision Infrastructure: The applicant is advised the final plat must be recorded to establish the development lot prior to adequacy of this site plan. The subdivision developer and site developer appear to be separate entities so the subdivision infrastructure must be completed prior to building permit approval for this site. City staff conducted a pre- pave inspection for the public streets within Aaker phase 1 on June 3, 2025. Noted Info Only 40 1 Parks Department Ross Knapper 6/16/25 11:28 AM Comment Park and Recreation requirements provided by underlying subdivision for development up to REMU max of 12 DU. No additional park and recreation requirements for subsequent development proposal. Noted Info Only 41 1 Northwestern Energy Matt Tilstra 6/16/25 4:35 PM Changemark NWE Transformers Please note: transformers must be 10ft away from a building with combustible sides and 5ft if it has non-combustible sides. Also, the electric primary serving the transformer needs to be located in a private utility easement. 006 - HIGHLANDS_C300_UTILITYPLAN- C300.pdf Noted. Transformers have been moved to 10’ from buildings. See sheet C303. Info Only