HomeMy WebLinkAboutPlan Review - Review CommentsPlan Review - Review Comments Report
Project Name: 25720 Haggerty INF
Workflow Started: 11/21/2025 12:58:11 PM
Report Generated: 02/26/2026 12:01 PM
REVIEW COMMENTS
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REVIEWED BY
Solid Waste
Russell Ward
12/19/25 6:40 AM
Addressing
Jenny Connelley
12/29/25 2:52 PM
Engineering
Mikaela Schultz
1/5/26 2:45 PM
Building Division
Ben Abbey
1/7/26 12:05 PM
Fire Department
Shane Brandhorst
1/7/26 12:09 PM
Fire Department
Shane Brandhorst
1/7/26 12:13 PM
Fire Department
Shane Brandhorst
1/7/26 12:15 PM
Forestry Division
Alex Nordquest
1/8/26 12:18 PM
Stormwater Division
Russ Smith
1/8/26 12:45 PM
Transportation
Candace Mastel
1/8/26 2:55 PM
Engineering
Mikaela Schultz
1/8/26 2:59 PM
Engineering
Mikaela Schultz
1/8/26 3:19 PM
Engineering
Mikaela Schultz
1/8/26 3:25 PM
Engineering
Mikaela Schultz
1/8/26 3:29 PM
Engineering
Mikaela Schultz
1/9/26 8:55 AM
Engineering
Mikaela Schultz
1/9/26 10:07 AM
Engineering
Mikaela Schultz
1/9/26 10:14 AM
Engineering
Mikaela Schultz
1/9/26 10:24 AM
Engineering
Mikaela Schultz
1/9/26 10:26 AM
Engineering
Mikaela Schultz
1/9/26 10:28 AM
Engineering
Mikaela Schultz
1/9/26 10:43 AM
Engineering
Mikaela Schultz
1/9/26 11:13 AM
Engineering
Mikaela Schultz
1/9/26 11:14 AM
Engineering
Mikaela Schultz
1/9/26 11:17 AM
Engineering
Mikaela Schultz
1/9/26 12:45 PM
Engineering
Mikaela Schultz
1/9/26 12:46 PM
Engineering
Mikaela Schultz
1/9/26 12:47 PM
Engineering
Mikaela Schultz
1/9/26 1:07 PM
Engineering
Mikaela Schultz
1/9/26 1:18 PM
Engineering
Mikaela Schultz
1/9/26 1:18 PM
Engineering
Mikaela Schultz
1/9/26 1:28 PM
Water Conservation Division
Eric Neustrup
1/12/26 10:19 AM
Parks Department
Ross Knapper
1/12/26 4:19 PM
Parks Department
Ross Knapper
1/12/26 4:21 PM
Parks Department
Ross Knapper
1/12/26 4:21 PM
Parks Department
Ross Knapper
1/12/26 4:21 PM
Planning
Zachary Moon
1/16/26 1:06 PM
Planning
Zachary Moon
1/16/26 1:14 PM
Planning
Zachary Moon
1/16/26 1:15 PM
Planning
Zachary Moon
1/16/26 1:16 PM
Planning
Zachary Moon
1/16/26 1:19 PM
Planning
Zachary Moon
1/16/26 1:23 PM
Planning
Zachary Moon
1/16/26 1:25 PM
Planning
Zachary Moon
1/16/26 1:28 PM
TYPE
Changemark
Solid Waste
1. need a detailed plan for refuse enclosure
2. refuse enclosure will need to be covered
Comment
Addresses will be considered once this plan is approved and the applicant is ready to get building permits. At that time, I will need to know whether these are leased units or condominium
units which would be bought and sold individually. I would also need to know the name of the development as part of the legal description.
Changemark
ENG - sewer service and easement alignment
DSSP 5.2.9 - The SE sewer service shown here should be aligned perpendicular to the main within the easement and the easement must allow for a minimum 15' clearance from the edge of
the easement/proposed building to the centerline of the main.
Comment
It can be designed and constructed in accordance with the IRC townhouse standard.
Fire sprinklers are not required per the state of Montana ARM related to the IRC.
Single permit issue for Townhouse Building (per 5 Townhouse Units). The Townhouse Units shall not be permitted separately; this means occupancy shall be all or none. No occupancy shall
be granted for a single unit while others are under construction.
Single Services per Townhouse Building is allowable in accordance with City Water/Sewer design standards. Note that it is the owner's responsibility for the life of the building if any
services become damaged or disconnected, and that if those services affect other townhouse units, those units will be deemed uninhabitable and unsafe.
Service can include Water, Sewer, Electrical, and Gas. Note that gas shall not enter a dwelling unit underground per the IMC.
For further interpretation, please contact the Building Department.
Comment
Emergency vehicle gravel access will be designed and engineered capable of supporting the imposed load of fire apparatus weighing up to 75,000 pounds. Access will be kept clear of snow
at all times and not piled in front of the gates. Emergency vehicle access gates will be placed on both ends of the access road and "No Parking Fire Lane" signs installed to prevent
access from being blocked.
Comment
The width between the two buildings is 24 feet. Fire Department needs 26 feet for aerial fire apparatus. Roadway width would need to be increased to meet this requirement.
Comment
Appears to be a fire hydrant on the back of the property, Unobstructed access shall be maintained at all times The fire department shall not be deterred or hindered from gaining immediate
access to fire protection equipment of fire hydrants.
Changemark
Street Frontage Landscaping
Boulevard/Street trees will be required for the Landscape Plan. Based on this INF Site Plan, there is likely room for 2 trees, assuming there is adequate clearance from Street Vision
Triangles, underground utilities, and other spacing constraints.
Comment
6.4.1 Stormwater Drainage Report The Stormwater Drainage report shall include background information and supporting data, calculations, and map exhibits of the existing and proposed
topography, contributing drainage basins and sub-basins, and drainage features. Both off-site and on-site contributing drainage areas shall be included. The report shall include a narrative
describing in detail how the grading and drainage features (grading, storm drains, inlets, swales, permanent erosion protection, detention/retention ponds, water quality treatment features,
outlet structures, etc.) will function for the Water Quality storm, the Minor storm, and the Major storm events. The report shall also describe how the proposed drainage plan integrates
with previously approved drainage plans for the development as well as subsequent phases of the development.
Comment
To provide connectivity for pedestrians the applicant should plan on installing a six-foot standard sidewalk along Haggerty Lane, from the eastern edge of the property to the nearest
existing sidewalk at the edge of the property at 211 Haggerty Lane.
Comment
Applicant Questions and Requests for Clarification, number 1. - Please generally verify the feasibility and compliance of the overall site layouts and advise
on any corrections or further clarification needed in subsequent applications.
The applicant is advised that the overall layout is generally feasible given that the appropriate easements and provisions for secondary access and utility installation are formally
established on neighboring properties (Parks and Private) through easements and written notifications. Further details clarifying the type and nature of these easements and provisions
is included in the engineering easement comments (#X-#X) provided with this review.
Comment
Applicant Questions and Requests for Clarification, number 4. - Please advise if turning radius of proposed Emergency vehicle egress drive with gate onto
adjacent property is acceptable.
The alignment and radius shown in this application are generally acceptable. Prior to further review a mutual access easement must be established for the gate and access through the
neighboring property and the applicant must provide a turning exhibit for review to demonstrate the functionality of the radius proposed for the emergency access use.
Comment
Applicant Question and Requests for Verification #6 - Please advise if 3 overhangs will be permitted to extend into proposed easement if sewer
line is raised/relocated.
Engineering generally accepts the overhangs into the sewer main easement as proposed, given that public sewer main alignment is designed so that no less than 15' of clearance is maintained
between the main and the building.
Comment
Applicant Question and Requests for Verification #8 - Please advise if the emergency vehicle connection to the neighboring property can be
included in a single site plan application, and what documentation or permissions from said property owner are required for the Site Plan Application.
Provision of a mutual access easement between properties must be established prior to final site plan approval. An easement draft and exhibit should be submitted prior to further review.
Provision of a draft and exhibit for review will be necessary prior to site plan adequacy. Please see comment #XX for more detailed direction concerning this easement.
Changemark
ENG - Offsite Demo
Access to demo offsite scopes of work on neighboring property, parks property, and in the public right of way on Haggerty Lane must be within established easement boundaries, permitted,
and licensed where appropriate. Notification to property owners and the City should be issued via permit or formal notice prior to commencing any demolition or construction activity.
Comment
BMC 38.410.060.A. - Easements - The applicant has proposed a secondary access across and over public utility easements and utilities and through neighboring property to the South. Prior
to further review the applicant must provide a 20' mutual access easement for the drivable width of the easement to establish this access.
Additionally, the applicant must provide a turning template for review with subsequent submittals to demonstrate the functionality of the access and verify the width of the subject easement.
The City of Bozeman standard mutual access easement template has been uploaded to the city documents file for your use. The easement documents must be accompanied by an exhibit indicating
the dimensions, and true and correct location, of the easement.
Prior to site plan approval this easement must be prepared for review and approval by the City, and filed at the county clerk and recorder's office.
Comment
BMC 38.410.060.A. - Easements -The applicant has proposed relocation of the existing 8" sewer main adjacent to the property to accommodate the proposed building footprint. Prior to further
review the applicant must release the existing 30' sewer utility easement and provide a 25' Water and Sewer Pipeline Access Easement and Agreement along the updated alignment for this
feature.
The alignment must ensure that 15' distance is maintained between the Sewer main utility and the building footprint.
The City of Bozeman standard Water and Sewer Pipeline Access Easement and Agreement template has been uploaded to the city documents file for your use. The easement documents must be
accompanied by an exhibit indicating the dimensions, and true and correct location, of the easement.
Prior to site plan approval this easement must be prepared for review and approval by the City, and filed at the county clerk and recorder's office.
Comment
BMC 38.410.060.A. - Easements - The applicant has proposed the removal of the existing 8" sewer main section running north along the property frontage in favor of a minor diversion of
the sewer to the adjacent 18" interceptor in Haggerty Lane. The engineering division and water and sewer superintendent have reviewed the suggested main removal and realignment and
find no detriment to the system and demand metrics resultant of the proposed removal and re-alignment.
The applicant must release and reconvey the existing Variable Width Sewer Easement along the property frontage with the site plan application to accommodate the proposed re-alignment
and building footprint. The City Standard Release and Reconveyance template has been uploaded to the City documents file for your reference and use with this application.
Prior to site plan approval this easement release and reconveyance must be prepared for review and approval by the City, and filed at the county clerk and recorder's office.
Comment
38.410.060.B.2.a Front Setback Utility Easements - Front setback utility easements for private utilities must be 10 feet wide, and must always be provided unless written confirmation
is submitted to the community development department from all utility companies providing service indicating that front setback easements are not needed.
It appears there may be an existing 10' utility easement along the property frontage per Elks Club Property Minor Subdivision 16. Please show all existing easements on the site plan.
Prior to site plan approval the referenced 10' utility must be shown and honored. Otherwise, written confirmation of removal of the easement must be provided from all utility companies
providing service with this application and a release and reconveyance of the easement must be submitted reviewed and filed with the county clerk and recorder's office.
The City Standard release and reconveyance template has been uploaded to the City Documents file for your review and application.
Comment
BMC 38.410.060. Existing Easements - The plat (Elks Club H-29) shows an existing 20' planter strip along the rear of the property. This easement must be removed from the plat. The plat
must go through subdivision review to remove the easement, prior to final site plan application approval. Please work with the planner on this process.
Comment
38.710.050.A.11 - Transportation Capacity- The development proposed primary access to the site from a Minor Arterial Street -Haggerty Lane. The Director of Transportation and Engineering
requested a Safety and Operations Analysis be completed to investigate the performance of the adjacent intersection of East Main Street and Haggerty Lane. This intersection is classified
as an Arterial to Arterial intersection and is .12 miles from the proposed development site.
The analysis has been uploaded to this document for reference, it concluded that the project intersection will operate in a safe and efficient manner in both the future 2026 and 2030
traffic scenarios as presented with existing intersection geometrics and intersection control without impact on the health, safety, or welfare of the public.
Comment
Sheet 003 - Proposed Sewer Service Connection to MH. Per COB DCS MODs DWG NO. 02730-5- Please install a City Standard drop manhole connection configuration at this sewer service connection
if the grades allow.
Comment
Sheet 003 - Sewer Main Alignment site plan dimensions - Maintain 15' clearance between building footprint and proposed sewer main re-alignment. Show this dimensioning on the plan and
in the associated easement exhibit with subsequent site plan application.
Comment
Sheet 003 - Water and Fire services, 8" Sewer Main re-aliment and public sidewalk is shown on the site plan. The applicant is advised that these public infrastructure improvements must
undergo separate infrastructure review with the City Engineering Division.
DCS 2.1.1. Submittals -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.
Comment
Sheet 003 - The SE sewer service must have perpendicular alignment to the proposed main within the easement.
Comment
DCS 3.2.1. - Water Design Report Submittal - A water design report must be prepared by a professional engineer licensed in the state of Montana which addresses applicable information
required by Section 1.1 of Circular DEQ-1 and fire and domestic flow requirements of the proposed project. The Design engineer shall calculate and provide the average day demand, the
max day demand, and the required fire flow. Refer to the current Water Facility Plan for design data (https://www.bozeman.net/home/showpublisheddocument/4977/636420174896170000).
Comment
DCS 3.2.2. - Sanitary Sewer Design Submittal - A sewer design report must be prepared by a professional engineer licensed in the state of Montana which addresses applicable information
required by Section 11.1 of Circular DEQ-2 and sewer flows at full build out of the development and shall be submitted to the City. An overall plan of the development, including all
areas outside of the study are which would naturally be served through the study area shall be included. Average daily flows, peak hour criteria, wastewater flow rates by zoning areas,
peaking factors, and other applicable design criteria shall be used as defined in the current Sanitary Sewer Facility Plan (https://www.bozeman.net/home/showpublisheddocument/14618/63876594260950000
0).
Comment
DCS 3.2.3 - Stormwater Drainage Report - The applicant must provide a storm drainage plan with the Site Plan Submittal. The purpose of the Stormwater Drainage Plan report is to describe
existing drainage conditions and the plan for control of stormwater runoff from the proposed project. The plan should provide a detailed description of the stormwater management strategy
along with a grading and drainage Plan, details, calculations, sizing, and locations for all proposed drainage facilities. The plan shall include a narrative describing in detail how
the drainage features will function for the Water Quality Storm, the Minor storm, and the Major storm events. The written narrative shall provide sufficient information and details
such that the reader has a clear understanding of how the projects stormwater system will function for each storm event. The level of detail presented in the report shall be commensurate
with the level of complexity of the stormwater drainage plan. Insufficient report content will be grounds for rejection of the submittal. Additional details of the required Stormwater
Drainage Plan are provided in Chapter 6 of these Design Standards.
Library Comment
BMC 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.
Library Comment
Concurrent construction has been an identified purpose of the initial project review. The applicant must complete the following concurrent construction form (https://www.bozeman.net/home/showpublishe
ddocument/15144/638821414176870000) to apply for concurrent construction for on site or adjacent improvements associated with site development.
Library Comment
The applicant must provide and file with the County Clerk and Recorder's office executed Waivers of Right to Protest Creation of Special Improvement Districts (SIDs) on City standard
record Form. The project specific form has been uploaded to the City Documents file for review, execution and inclusion with the site plan application.
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.
Changemark
Parks
Sec. 38.220.080.A.2.o. - Please add a parkland tracking table to the site plan showing the park and recreation requirements for this project. A parkland tracking table has been added
to the City Documents Folder.
Changemark
Parks
Sec. 38.420.010. - Please add a narrative section that details how this project proposes to meet park and recreation requirements per Sec. 38.420.010.
Changemark
Parks
Sec. 38.420.030. - If requesting Cash-in-lieu of park dedication, requests must include a response to the cash-in-lieu review factors established by resolution of the city commission
No. 4784.
Changemark
Parks
Cash-in-lieu of parkland value determined at time of site plan adequacy with final payment due prior to final site plan approval.
Comment
This lot was originally platted as a part of the Elks Club Subdivision, Plat H-29. This plat indicates a 20-foot planting easement running along the southern boundary of of the lot.
It appears that elements such as a drive aisle and secondary access are proposed within this easement. Aside from landscaping, nothing is allowed within this easement. If you would
like to remove the easement, further subdivision review is the only way to remove an easement created by a subdivision plat.
Comment
Applicant Questions applicable to the Planning Department:
1. All corrections provided here in relate to feasibility and compliance of the proposed site design. Please note that the planting easement will restrict the buildable area of the lot
further than what is shown on the submitted documents.
2. n/a
3. This complies with planning. Fire can provide further information if there are any concerns from their perspective.
4. n/a
5. BMC Section 38.320.030.C.6.b. requires that a minimum of 2 out of the 4 facades be reversed to meet this standard. The facades shown only show one unit having a reversed facade. At
least one more facade must be reversed to meet the code standard.
6. n/a
7. The alterations to the adjacent property for the emergency access would need to be completed as a part of a MOD (Modification) application. A MOD could be submitted at any time before
the official site plan application, but at the latest would be required as a Condition of Approval/Code Provision which must be completed prior to final plan approval.
Comment
Section 38.220.040.A.4.C and D require a minimum 6-foot sidewalk and boulevard width. The submitted plans appear to show a 5 foot sidewalk. Please ensure that a formal submittal meets
minimum standards for Streetscape design.
Comment
Section 38.220.040.A.5.E requires that a minimum and maximum setback must be observed of 1-foot and 20-foot respectively. Please ensure that the building setback is clearly indicated
from the primary street lot line in any formal submittal.
Comment
Please note that BMC Section 38.260.100.A.4. denotes that the maximum building height is measured from natural grade. Please ensure that natural grade is indicated in a formal submittal
and a measurement such as the building height is taken from grade.
Comment
BMC Section 38.260.120. defines the activation and Section 38.220.040.B.3. requires a minimum residential activation depth of 9 feet. The code specifically prohibits elements such as
parking from the activation area and limits areas such as storage, hallways, stairwells, etc. to a maximum area of 20%. The requested departure entirely includes these prohibited and
limited items and the code does not support approval of the requested relief to this section. Please design the building to meet minimum activation requirements in any formal submittal.
Comment
BMC Section 38.260.130. defines the activation and Section 38.220.040.B.4. requires a minimum residential ground story height to be at least 9 feet and that the ground floor must begin
at an elevation between -2 to 5 feet from grade. Please indicate these elements on any formal submittal for planning review.
Comment
In a formal submittal, please provide calculations showing that the building complies with the windows standards shown in Section 38.220.040.B.5. which require 30% windows along the
primary street lot line between an elevation of 1.5' to 8' above finished ground floor. Please see Section 38.260.140. which contains all standard for meeting window standards of BMC.
FILENAME
003 - A10 - SITE PLAN.pdf
003 - A10 - SITE PLAN.pdf
003 - A10 - SITE PLAN.pdf
002 - C2.1 - Existing Topography and Demolition.pdf
003 - A10 - SITE PLAN.pdf
Haggery Multifamily Design Narrative.pdf
Haggery Multifamily Design Narrative.pdf
Haggery Multifamily Design Narrative.pdf
DISCUSSION
Refuse Enclosure Design Provided
Acknowledged.
The sewer service has been aligned perpedicular to the sewer main and the sewer main has been offset from the proposed building to allow for at least 15' of clearance.
Project to be designed & constructed in accordance w/ 2021 IRC. No fire sprinklers to be provided.
The emergency vehicle gravel access and other proposed surfaces are designed for the vehicle weight. The proposed fire lane has proposed signage, striping, and gate to prevent the lane
from being accessed/blocked.
The fire hydrant remains unobstructed with the proposed development.
There is inadequate clearance between the exisiting fiber optic line and planting area, therefore boulevard/street trees have been omitted.
A stormwater drainage report has been included with the site plan submittal.
A 6' sidewalk is proposed along the property frontage.
Acknowledged.
Acknowledged.
Building foundation to be 15' min from sewer main per INF follow-up meeting
Acknowledged.
Acknowledged.
A draft mutual access easement has been provided for review. Turning templates showing a fire truck and trash vehicle have been provided for review.
The proposed water and sewer easement and release of exisitng sewer easements have been provided for review.
The proposed water and sewer easement and release of exisitng sewer easements have been provided for review.
There is a private utility easement along the southwest property boundary with existing private utilities in place. We are working on providing written confirmation that additional private
utility easements are not necessary on the property frontage on Haggerty Lane.
Acknowledged.
This analysis has been provided for review.
We are proposing a standard drop manhole to handle the drop due to the existing sewer service from the parcel to the southeast.
We are proposing at least 15' clearance from the building footprint and proposed sewer main alignment.
We will prepare a separate infrastructure plan set for engineering review.
Acknowledged.
A water and sewer report has been prepared for review.
A water and sewer report has been prepared for review.
A stormwater drainage report has been prepared for review.
Acknowledged.
Acknowledged.
Acknowledged.
Acknowledged.
Acknowledged.
Acknowledged.
Acknowledged.
Acknowledged.
Landscaping elements and surface treatments proposed in the 20’ easement.
5.Through mirroring one unit, varying fenestration locations, & material changes, this project employs variable design treatments in accordance with Sec. 38.320.030.C.6.b.4
7.MOD for adjacent property to be submitted after initial site plan application and prior to final plan approval
The sidewalk width has been revised to 6' width. The remaining boulevard with is less than 6' wide but is the remaining space between the proposed sidewalk and existing curb.
Acknowledged.
Noted on Elevations
Building design has been revised to meet activation zone requirements so that storage, hallways, stairs etc. do not exceed 20%. Per correspondence w/ city planner, areas of stairs next
to entrance included in activation area calculation as this is an interior element that adds to the active use of the entrance. Home office space added to frontage units and open area
under the stairs compliant with IRC usable height minimum included in active zone area.
Ground story height added to elevations.
Transparency calculations and diagrams demonstrating compliance with BMC Section 38.220.040.B.5 (minimum 30 percent window area between 1.5 feet and 8 feet above finished ground along
the primary street lot line) are included in this submission, consistent with the standards in Section 38.260.140.
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