HomeMy WebLinkAbout0.2_Revision Narrative 04-29-20Icon @ Ferguson Farm – Phase B
Site Plan DRC Narrative Response
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Site Plan DRC Narrative Response
Icon Apartment Homes at Ferguson Farm, Phase B - #20034
RECOMMENDED CONDITIONS OF APPROVAL
Please note that these conditions are in addition to any required code provisions identified in this
report. These conditions are specific to the development.
1. The applicant is advised that unmet code provisions, or code provisions that are not specifically
listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the
lawful requirements of the Bozeman Municipal Code or state law.
Response: This is understood.
REQUIRED CODE CORRECTIONS
Planning Division; Jacob Miller
1. Please submit all revisions using Revisions and Corrections cover sheet. Submit a full set of
drawings (2 large format and 1 11x17) with revisions clouded. Include a table of contents with
all drawings and their date of creation/revision. Ensure that the electronic version includes a
fully updated, complete application.
Response: Revisions are clouded and the electronic application includes all revised plan
sets. Due to COVID-19, physical plan sets are not being submitted at this time
and can be provided at a later date.
2. BMC 38.320.030.C – Form and intensity standards - Building height. The maximum
building height allowed in R-O for a roof pitch less than 3:12 is 34’. Building type E is shown
as 38’6”. Please revise.
Response: As shown on the revised Sheet A4-50 and additional Sheet A4-52, the height
of the building as measured from the ground elevation to the top of the roof
deck is 33’2”. Per City code requirements, parapets can extend a maximum
for 4-ft above the above referenced elevation. As such, all parapets have
been reduced in height to be a maximum of 4-ft for the Type E buildings. All
other buildings were already under the building height maximum.
3. BMC 38.520.070 – Location and design of service areas and mechanical equipment. Roof
mounted mechanical equipment. Building Type E shows HVAC on the roof which will require
screening. If there is other roof mounted equipment please designate on the elevations and
provide screening details.
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Site Plan DRC Narrative Response
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Response: As shown on sheets A4-50 and A4-52, mechanical equipment is primarily being
placed behind the tallest parapets on the Type E buildings. With an
appropriate equipment stand, the equipment would sit 55” above the top of
roof deck, maximum. In order to evaluate screening requirements, the
applicant performed a site line study in order to determine the visibility of
rooftop equipment on these buildings. As shown on Sheet A4-52, the
equipment only sits approximately 7-inches above the tallest parapets on the
building. Based on the site line study, the following determinations were
reached:
• When viewing from the long side of the building, a person would have to be over 300-
ft from the face of the building to see any part of the equipment at the shorter parapet
locations and over 828 feet away from the buildings at the taller parapet locations to
see any part of the equipment.
• When viewing from the short side of the building, a person would have to be over 183-
ft from the face of the building to see any part of the equipment at the parapet
locations.
Based on the above site line distances, it would seem that rooftop equipment is
appropriately screened. It is unlikely another viewing restriction would block
the potentially 7-inches of equipment (maximum) from any the noted distances
above. As such, applicant requests that the site line study provided be
approved as acceptable for screening the equipment.
4. BMC 38.530.070 – Blank wall treatments – It appears on several of the elevations that blank
wall treatments will be required. Provide dimensions illustrating that treatments will not be
necessary or include appropriate design treatments.
Response: Per conversation with Jacob Miller, blank wall treatments are not required as
part of this submittal because the elevations provided were approved as part
of the master site plan application for Icon Apartment Homes at Ferguson
Farm. See correspondence below.
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Site Plan DRC Narrative Response
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5. BMC 38.530.060 – Building materials – Due to the scale of this project a physical material
color board will be required.
Response: Per conversation with Jacob Miller on March 25, 2020 a physical color board
will not be required at this time. See correspondence below.
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Site Plan DRC Narrative Response
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Solid Waste Division; Russ Ward
1. The refuse enclosure will need to be covered.
Response: See updated civil detail sheet C2.1. The refuse enclosure is now covered.
Engineering Division; Anna Russell
General
1. BMC 38.270.030.C Completion time for site development - A Concurrent construction
request needs to be submitted along with associated phasing plans if the applicant intends to
submit building permits prior to completion and acceptance of onsite infrastructure.
Response: A concurrent construction request was submitted on January 27, 2020. It
was approved by Scott Mueller on February 20, 2020 (see email exchange
below). The concurrent construction application was also reviewed by Anna
Russell with comments received on April 8, 2020. Slight revisions to the
concurrent construction application were made and returned to Anna on
April 16, 2020. The concurrent construction application is included with this
resubmittal.
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Site Plan DRC Narrative Response
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Water
2. BMC 38.410.130 - CILWR will need to be paid prior to building permits.
Response: This is understood. A remaining balance of $87,000 is due for Phase B
CILWR per the “Agreement for Bozeman Apartment Group, LLC Cash In
Lieu of Water Rights” signed on April 19, 2018.
3. Although the water service line sizes are not called out in this plan set, the applicant is advised
at this time that the mechanical room length for a 4” water service line is required to be a
minimum of 11’-5”. At this time, Building types C and D have 9’ x 7’ riser rooms. When the
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Site Plan DRC Narrative Response
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infrastructure plans are submitted, the Engineer will need to verify the water service diameters
and that the rooms are large enough to fit the required lay lengths.
Response: The following table summarizes the fire and water service sizes (diameters)
for the building types within Phase B. These service sizes match the services
proposed for Phase A. It should be noted that the 4-inch services will utilize
3-inch meter sets, which is allowed per City of Bozeman standards. As such,
the configuration and size of the riser rooms was determined using a 3-inch
meter set-up. When constructing Phase I, the sizes of the riser rooms within
each building type was worked out with the City Utility Department to
ensure each room provided adequate space. Since the fire riser rooms match
the changes made on Phase I, the fire riser rooms are adequately sized.
Table 1. Service sizes summary.
Building Type Water service
size (inches)
Fire service
size (inches)
B 4 6
B-HC 4 6
C 2 6
D 2 6
E-S 4 6
Wastewater
4. The applicant must reimburse the cost of the sewer main upgrade in Babcock Street prior to
Site Plan approval of this phase.
Response: The applicant is aware of this condition of approval.
Transportation
5. BMC 38.270.030.C Completion time for site development - The widening of Babcock from
Stafford Road to Ferguson Street will need to be completed and accepted by the City prior to
Building Permits for this phase.
Response: The applicant is aware of this condition of approval. The W. Babcock
improvements were substantially completed in the fall of 2019. All that
remains to be completed is pavement striping and final grading and
landscaping of the boulevards, retention basin and disturbed areas.
6. BMC 38.410.060.B Easements - Electrical Transformers need to be within a utility easement.
See transformer in screen grab below located on the east side of Stafford north of Building 17.
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Site Plan DRC Narrative Response
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Response: The transformers are now shown within utility easement bump outs on the
site plan. Madison Engineering has coordinated with Sanderson Stewart to
adjust the power easements shown on the final plat to include the bump outs
for transformers. See updated sheets C0.1, C1.0, C1.1, C1.2.
Parks and Recreation; Addi Jadin
1. Parks staff reviewed prior phases of Icon. At Master Site Plan, parkland for up to max of 12
du / acre was required and the appraisal value used was $1.23 per square foot. Based on the
acreage of 15.58 acres, 3.74 acres of land was owed and equivalent of 1.87 acres as Cash-In-
Lieu (CILP) which would have equaled $ 100,192.36. In addition, $37,312 was determined to
be owed for the parking lost due to frontage reduction. So, 3.74 acres of land and $137,504.36
was required. Applicants proposed a combination of land, CILP, and Improvements in Lieu
instead. The land provided was 1.61 acres resulting in a deficit of 2.13 acres of land. The cash
equivalent to 2.13 acres was $114,122.84. So, the proposal was 1.61 acres land, $126,981.76
(as documented in commission memo from April 16, 2018) and resulting balance of
$151,434.84 in Improvements in Lieu beyond basic improvements. The applicants have
provided improvements significantly beyond $151,434.84 in their master plan design which
commenced in Phase A. Despite the new CILP appraisal value that this phase would fall under
(1.60 psf), no new CILP or IILP would be owed for Phase B. The total max up to 12 du/acre
was required at the time of Master Plan and carried out with the construction of Phase A.
Response: No response necessary.
2. Please correct the parkland tracking table to show that max of 12 du/acre was required at the
time of Master Site Plan and no new parkland is required at Phase B.
Response: The table has been updated. See updated drawing package Cover Sheet.
END OF NARRATIVE