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Home My WebLink About003 - Roers Concept Plan Review Comments and ResponseREF # CYCLE REVIEWED BY TYPE DISCUSSION STATUS 1 1 Solid Waste Russell Ward 5/22/24 9:19 AM Changemark SLD Waste 1. need a detailed plan for refuse enclosure. 2. refuse enclosure will need to be covered Trash chutes will be located in both buildings and dumpsters will be wheeled out weekly to the trash pads for pick up. Info Only 2 1 Addressing Jenny Connelley 5/22/24 3:19 PM Comment Each building and the individual units will need to be addressed once the plans have reached adequacy. Understood. Info Only Plan Review - Review Comments Report REVIEW COMMENTS Plan Review - Review Comments Report 3 1 Water Conservation Division Eric Neustrup 6/3/24 11:44 AM Comment Outdoor Watering: Best Practices for Water Efficiency Recommendations: 1. Hydrozoning: Landscaped areas should be on separate irrigation zones (valves) based on the vegetation’s water demand. Grouping plants with similar watering needs in the same irrigation zone will reduce over or under watering of the vegetation. 2. Drought Tolerant Landscaping: Drought tolerant and water-wise landscaping requires approximately 75% less water than turfgrass. Maximizing the installation of drought tolerant landscaping, especially within areas surrounded by pavement is recommended to improve aesthetics and maximize water efficiency. 3. Topsoil: A topsoil depth of 4”- 6” (after grading) should be installed in seeded and sodded areas. This will support proper root depth growth and assist with plant and turfgrass resiliency. 4. Drip Irrigation: Perennials, shrubs, and trees should be irrigated using low flow drip irrigation technology that will directly target the roots. 5. MSMT (Rotary) Nozzles: Multi-stream, multi-trajectory (MSMT) rotary nozzles can reduce water loss from evaporation and wind drift by up to 50%, and allow more time for water to infiltrate into the soil, reducing runoff. MSMT ‘rotary nozzles’ should be installed where overhead irrigation is to be used. 6. Weather-based Irrigation Controllers: When programmed properly, weather- based irrigation controllers can reduce outdoor water use by 25%. A weather- based irrigation controller that can automatically adjust the watering schedule according to local weather events should be installed. 7. Narrow Landscaped Area Irrigation: Utilizing overhead spray irrigation in narrow landscaped areas (< 8’) can result in large amounts of overspray onto pavement and other surrounding areas. Low volume drip or subsurface drip irrigation should be installed in these areas to eliminate overspray. Alternatively, consider plantings that will not require irrigation beyond the establishment period to avoid wasting water in these narrow landscaped areas. 8. Pressure Regulation: To ensure uniform coverage of turf areas, the use of pressure regulating sprinkler bodies is encouraged. These sprinkler bodies can help avoid inconsistent spray patterns within one zone, in Understood. Info Only Plan Review - Review Comments Report 4 1 Water Conservation Division Eric Neustrup 6/3/24 11:44 AM Comment On May 14, 2024, a water efficient landscape ordinance (and associated Landscape and Irrigation Performance and Design Standards Manual) was adopted by the Bozeman City Commission. These revisions to Bozeman’s UDC will ensure that landscapes in future developments use water more efficiently by placing limits on the amount of turfgrass that can be installed, requiring high-quality topsoil, and setting standards for how irrigation systems are designed. To familiarize yourself with these upcoming changes, please visit https://www.bozeman.net/departments/utilities/water-conservation/new- development-standards-3620. The effective date of the ordinance is June 15, 2024. If this project is not deemed by City review agencies as "adequate" prior to June 15, 2024, then it will be subject to the new code requirements. Understood, the new design standards have been used. Info Only Plan Review - Review Comments Report 5 1 Community Housing Renata Munfrada 6/5/24 11:44 AM Comment Affordable Housing Plan ProjectDox Review Comments 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 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 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 Owner has corresponded with Community Housing Division. Info Only 6 1 Fire Department Scott Mueller 6/7/24 11:23 AM Comment 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. Understood. A sidewalk will be added to FDC location after further determination of fire riser room and FDC locations. Info Only Plan Review - Review Comments Report 7 1 Fire Department Scott Mueller 6/7/24 11:45 AM Comment As proposed, West end of Building A does not meet following criteria as well as entire Huffine frontage for both buildings. 2021 International Fire Code: CHAPTER 5 FIRE SERVICE FEATURES SECTION 503 FIRE APPARATUS ACCESS ROADS 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. The developer has reinforced the surrounding muti-use path with geogrid (a min. width of 20 feet) for access. Info Only 8 1 Engineering Suzanne Ryan 6/10/24 9:45 AM Comment The applicant should verify allocated sewer capacity to ensure the applicants PER considers the proposed allocated wastewater usage as the proposed higher density B2-M development affordable housing incentives generally reside outside of the City’s standard wastewater planning values and must be analyzed on a case by case basis, which may warrant additional upsizing of downstream infrastructure that was not considered in the original analysis. Please see sewer report. Info Only 9 1 Engineering Suzanne Ryan 6/10/24 9:46 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 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 Understood. Civil has been in contact with Griffin. Info Only Plan Review - Review Comments Report 10 1 Engineering Suzanne Ryan 6/10/24 9:46 AM Library Comment DSSP Plans and Specifications Review Policy A. -Plans, specifications, and submittals for public infrastructure improvements must be submitted to the City Engineering Department through the engineering Project Dox Portal (https://www.bozeman.net/services/development-center) for infrastructure review. Understood. Info Only 11 1 Engineering Suzanne Ryan 6/10/24 9:52 AM Library Comment DSSP II.B.1 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). Please see storm report. Info Only 12 1 Engineering Suzanne Ryan 6/10/24 9:52 AM Library 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 Please see storm report. Info Only 13 1 Engineering Suzanne Ryan 6/10/24 9:52 AM Library 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 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. The groundwater along Laurel Parkway is ~2.5' + below existing grade. The ponds located on the site plan equal or are above existing grade. Info Only 14 1 Engineering Suzanne Ryan 6/10/24 9:52 AM Library 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. Please see storm report. Info Only 15 1 Engineering Suzanne Ryan 6/10/24 9:53 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. The applicant must compare the originally estimated usage for this site with the actual. Please see the TIS memo document. Info Only 16 1 Engineering Suzanne Ryan 6/10/24 9:53 AM Library Comment DSSP Section V.A. - The applicant must provide an estimate of the water demand certified by a professional engineer for the proposed project prior to site plan approval. The applicant must compare the originally estimated usage for this site with the actual. Please see water report. Info Only Plan Review - Review Comments Report 17 1 Engineering Suzanne Ryan 6/10/24 9:53 AM Library Comment DSSP Section V. B. - Sanitary Sewer System Design Criteria: The applicant must provide an estimate of the peak-hour sanitary sewer demand certified by a professional engineer for the proposed project prior to site plan approval. The applicant must compare the originally estimated usage for this site with the actual. Please see sewer report. Info Only 18 1 Planning Danielle Garber 6/12/24 12:06 PM Comment Building A is referred to in the application as workforce apartments or affordable housing. Are any incentives per BMC 38.380 requested? Will the applicant provide an affordable housing plan with formal submittal? In order to qualify for incentives, the applicant is required to work with the Community Housing Division prior formal submittal and provide details in the formal application. Contact Owner has corresponded with Community Housing Division. Info Only 19 1 Planning Danielle Garber 6/12/24 12:08 PM Comment The following review applications and processes are required before the formal site plan application submitted for this project can be considered adequate: - Infrastructure approval and construction of adjacent infrastructure (streets, utilities, parks, paths) -Final plat approval and a recorded plat establishing the lots for development. The applicant may submit the site plan application prior to final plat approval, but the application will not be deemed adequate until the lots and infrastructure are created. Due to the scope of the some of the changes required in the comments from the DRC, staff suggests that the applicant submit a new concept review prior to formal site plan submittal, or ask for a pre-app meeting. Understood. Info Only 20 1 Planning Danielle Garber 6/12/24 12:08 PM Comment Provide a coversheet in the formal submittal that includes all the project statistics required in the site plan checklist including lot coverage, FAR, open space calculations, parkland calculations, and parking calculations. Understood, see cover sheet drawing. Info Only 21 1 Planning Danielle Garber 6/12/24 12:09 PM Comment Per BMC 38.320.050 maximum height in B-2M for residential only buildings is four stories or 50 feet (whichever is less). Building A appears to exceed the allowable 50-feet of maximum height. This is measured from grade to the tallest point on the roof. The building height has been decreased. Info Only 22 1 Planning Danielle Garber 6/12/24 12:09 PM Comment Per BMC 38.320.050 maximum height in B-2M for mixed-use building is five stories or 60 feet (whichever is less), provided the top floor of five-story buildings within 30 feet of the front property line feature has a step-back of at least ten feet from the front face of the building. Building B appears to be within 30-feet of the front property line. A step-back per this code section is required for the 5th floor. During the concept review meeting, we determined the code states"The top floor of five story buildings within 30 feet of a street property line must feature a ten-foot stepback along the front façade to reduce the perceived scale of the building." The front facade of the Building B is greater than 30' away from the Huffine street property line. Info Only Plan Review - Review Comments Report 23 1 Planning Danielle Garber 6/12/24 12:14 PM Comment No setbacks are annotated on the site plans required per BMC 38.320.050. The applicant is required to identify front and side setbacks. Because the subject lot has street frontages on 2-sides the property has two front setbacks and is subject to the applicable block frontages for those two sides. The west setback may be identified as a side setback, however a block frontage for park and trail frontages is also required to be addressed on this side and requires a 10-foot setback. The south setback does not front directly on Huffine Lane with the open space parcel between the subject site and street. Block frontage for park and trail frontages is also required to be addressed along the south property line and requires a 10- foot setback. Understood, a 10-foot building setback has been included in the site plan. Info Only 24 1 Planning Danielle Garber 6/12/24 12:19 PM Comment The preliminary plat approval provides a 25-foot wide pedestrian access easement through this lot to meet block length standards in BMC 38.410.040. While the applicant is showing a north-south sidewalk near the location of that easement, it is not shown within that easement. Additionally, a 10-foot setback on each side of the easement is required per this code section. Within the easement, a sidewalk, ground cover landscaping, and street trees at the 1/50-feet metric are required as this is required to be a transportation corridor in-lieu of a street that welcomes the public. The applicant may not place parking, drive access, or structures within the easement or the 10-foot setbacks on each side of it. Understood, see landscape plans. Info Only 25 1 Planning Danielle Garber 6/12/24 12:20 PM Comment Three surface ponds are proposed. Per BMC 38.410.080.H the proposed surface stormwater retention/detention facilities must be designed as landscaped amenities. Provide details in the landscaping plan that provides 75 percent of surface area covered with live vegetation appropriate for the depth and design of the retention/detention facility, a lining of native grasses, indigenous plants, wet root tolerant plant types and groupings of boulders to create a functional, yet natural site feature. A cross section and landscape detail of each facility must be provided with formal submittal. Facilities with a slope up to and including ten percent grade may be grassed and irrigated to blend into the adjacent landscaped Understood, see landscape plans. Info Only Plan Review - Review Comments Report 26 1 Planning Danielle Garber 6/12/24 12:22 PM Comment Block frontage applies to all street frontages, and the park/trail frontages. BMC 38.510.020.F provides an order of precedence for siting buildings and addressing frontages. The orientation of the front of the building must be sited and placed on the property in the following order of precedence: (1) Gateway (38.510.030.E). (2) Storefront (38.510.030.B). (3) Landscape (38.510.030.C). (4) Other (38.510.030.G). (5) Departures may be considered provided the location and front orientation of the buildings are compatible with the character of the area and enhance the character of the street. Huffine Lane is a Gateway frontage and requires the highest priority, however because of the open space parcel in between the subject property and Huffine Lane the applicant is not required to address the Gateway frontage requirements along the south elevations, but they are required to address this frontage as a park/trail block frontage which requires the applicant to adhere to the mixed-landscaped designation for residential development. The other two street frontages are designated Mixed. The applicant may choose either mixed-landscaped or mixed-storefront. The following comments address Understood. Info Only Plan Review - Review Comments Report 27 1 Planning Danielle Garber 6/12/24 12:28 PM Comment Valley Commons Drive and S. Laurel Parkway are designated as Mixed Use block frontages in the preliminary plat. The applicant may choose to develop these frontages as either mixed-landscaped, or mixed-storefront. Based on the drawings it appears that mixed-landscaped has been chosen. The commercial area for Building B provides a primary frontage along South Laurel Parkway for that building. Building A is not meeting block frontage as currently designed with none of the three frontages meeting block frontage standards. The following provisions apply per BMC 38.510.030.C & D. - A 10-foot front setback from the property line applies with mixed-landscaped frontages. - Building entrances must be visible and directly accessible from the street. Demonstrate in the formal submittal that building entrances and pedestrian connections to the public ROW are provided as required in this section. - Façade transparency is required for the primary and secondary frontages for each building. Transparency based on building placement is required to be provided in a calculation on elevation drawings based on the final locations of each building per this section. - Provide weather protection at least 3' deep over primary business and residential entries facing Valley Commons and Laurel Parkway. - Parking must be placed to the side, rear, below or above uses. For single and multi-building developments, surface and structured parking areas (ground floor) are limited to no more than 50% of the street frontage. Because the site has block frontages on all sides, the applicant must identify the primary frontage for each building and parking may be placed on secondary frontages. Provide a 10' minimum buffer of landscaping between the street and Understood, the primary frontage would be Huffine Lane. Info Only 28 1 Planning Danielle Garber 6/12/24 12:30 PM Comment Per BMC 38.510.030.I where a property fronts onto a park or a public trail, such frontages must comply with the mixed block frontage standards set forth in subsection D of this section. Per this section the following standards are required with formal submittal. This applies to the west and south frontages. - A 10-foot front setback from the property line applies with mixed-landscaped frontages for the park facing side of the lot. - Building entrances must be visible and directly accessible from the street. - Façade transparency is required for the primary and secondary frontages for each building. Transparency based on building placement is required to be provided in a calculation on elevation drawings based on the final locations of each building per this section. - Provide weather protection at Understood, there is a 10' building setback along the property line. Weather protection is provided at the building entrances. Info Only Plan Review - Review Comments Report 29 1 Planning Danielle Garber 6/12/24 12:36 PM Comment BMC 38.520.040 regulates non-motorized circulation and design for multi- household and mixed use developments subject to site plan review. The application is required to meet the following standards in the formal application: - Crosswalks are required when a walkway crosses an on-site paved area accessible to vehicles. Crosswalks must contain contrasting material (such as concrete) and/or patterns (such as stamped asphalt), excluding painted surfaces - Connections to adjacent properties (including parks and trails). Provide pathways that connect to adjacent properties. Since the park/trail block frontage requires building entrances that face the west and south, the applicant will need to connect to those adjacent park and open space parcels. - All internal pathways must have a minimum five-foot-wide unobstructed surface, except where wider pathways are required when the pathway is adjacent to perpendicular or angled parking which requires a 7-foot wide sidewalk. - Pathways must be separated from structures by at least three feet of landscaping except where the adjacent building façade meets the Storefront block frontage standards per section 38.510.030.B. Crosswalks throughout the site are proposed to be concrete. Info Only 30 1 Planning Danielle Garber 6/12/24 12:40 PM Comment Provide open space calculations with formal submittal and the types of open space provided per BMC 38.520.060. The code allows for open space to be provided in 5 ways, shared open space, private outdoor open space, balconies, indoor recreation areas, and shared roof decks. Provide dimensions and areas of each outdoor common open space in the formal submittal as well as a list of provided amenities or intended use for each type of open space area. Identify any required screening for private or shared ground level open space areas. Please see cover sheet. Info Only 31 1 Parks Department Ross Knapper 6/12/24 1:02 PM Comment Parkland requirements being satisfied with Phase 2 subdivision plat. Final approval of site plan contingent on approval of Phase 2 Final Plat, completion and acceptance of parkland improvements in accordance with approved park master plan, or improvements agreement and financial guarantee. Understood. Info Only 32 1 Planning Danielle Garber 6/12/24 2:05 PM Comment In the formal submittal detail in the narrative and elevation drawings how the proposed buildings are meeting the massing and articulation standards in BMC 38.530.040. This includes identifying the required articulation features and intended method to mitigate facade width per this section. This section also contains requirements for building materials and blank wall treatments. Please see elevations and renderings drawings. Info Only Plan Review - Review Comments Report 33 1 Planning Danielle Garber 6/12/24 2:06 PM Comment Provide a parking calculation meeting the requirements in BMC 38.540.050.A.6 for B-2M. Residential uses require 1 parking space per unit, and commercial uses require 2 per 1,000 feet of gross floor area. Also provide a bicycle parking calculation and a detail and location for bike parking spaces and rack types. B-2M requires 1 bicycle parking space per unit, and 1 per 1,000 square feet of gross commercial floor area. Bike parking location, rack style, spacing, and other requirements are located in BMC 38.540.050.A.4-5. Please see cover sheet. Info Only 34 1 Planning Danielle Garber 6/12/24 2:13 PM Comment On June 15th Ordinance 2155 goes into effect which modifies the submittal requirements, as well as landscaping and irrigation design standards for site plan projects. Resolution 5586 also goes into effect which provides a design manual for landscaping projects within the city, limits turfgrass, and requires efficient irrigation components. This application will be subject to these new code requirements, will need to follow the new submittal requirements in the ordinance, and adhere to the water efficient design requirements. Some existing landscaping standards in BMC 38.550, such as parking lot landscaping and screening, are still Understand. Info Only 35 1 Planning Danielle Garber 6/12/24 2:19 PM Comment The applicant is required to demonstrate at formal submittal that any site lighting is meeting cutoff and intensity standards for parking areas, building entrances, and architectural lighting per BMC 38.570.040. Please see electrical sheets. Info Only