HomeMy WebLinkAbout14 Concept Review Comment Narrative 05-07-19
Informal Review Comment Narrative
Icon Home Apartments at 2131 Graf (Graf Street Apartments)
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Informal Review Comment Narrative
Icon Home Apartments at 2131 Graf
(Graf Street Apartments)
Application 18386
1.0 The subject property is zoned R-4.
Response:
2.0 Block Frontages. Please identify all block frontages designations throughout the project,
label and review all elements. Graf Street, 19th Street and Lantern Drive are designated
Landscape Block Frontages. (Sec. 38.510)
Response: Block Frontage designation is shown on the cover sheet.
2.1 Trail/Park Frontages: 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. Please review the block frontage standards and revise the minimum building
setback from the proposed trails and/or dedicated parks. (Sec. 38.510.030.I.)
Response: Where property fronts onto a park or a public trail the frontages
comply with the mixed block frontage standards.
2.1 Special Residential Block Frontage standards along sidewalks and internal pathways. For
residences with ground floor living spaces facing a sidewalk or pedestrian path in a
residential or mixed use development, the building must feature at least one of the
public/private space transition elements described below. The objective of this standard is
to ensure privacy and security for residents, and an attractive and safe pathway that
complements the qualities of adjoining residences within a residential complex. (Sec.
38.510.030.J.)
Response: Where ground floor living spaces face a sidewalk or pedestrian path,
the building features at least one of the public/private space transition
elements described.
3.0 Block Length and Rights-of-way for pedestrians. Please review all applicable standards
for block length and for the proposed central pedestrian access easement.
Response: We believe we comply with the block length requirements with the
addition on the E-W public trail corridor and N-S public roadway easement.
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3.1 A pedestrian connection must be constructed to connect the east/west central pedestrian
access to 19th street to meet block length standards.
Response: A proposed pedestrian connection has been added to the design to
create a pedestrian access to S 19th from the E-W trail corridor and a joint
application was been submitted for the wetland impact.
3.2 A pedestrian connection must be constructed to connect Graf Street and Lantern Drive
(north/south) along the west propertly line to meet block length standards.
Response: A pedestrian connection, within a 30’ wide public trail easement,
along the west property line connecting Graf Street and Lantern Drive
(north/south) along the west properly line to meet block length standards. It
is proposed the trail will be built with each adjacent phase as the
construction of the adjacent buildings would require the area to be used and
would likely destroy the improvements.
3.3 Pedestrian walks within the proposed central pedestrian access easements must be
constructed as a city standard sidewalk, and comply with the provisions of Sec
38.400.080.
Response: The pedestrian walks within the proposed central pedestrian access
easements will be constructed as a 6’ wide city standard sidewalk, and
comply with the provisions of Sec 38.400.080. It is proposed the public access
easement improvements will be completed with the phase in which they are
located as the construction of the adjacent buildings would require the area
to be used and would likely destroy the improvements.
4.0 Parks and Recreation Requirements. Please review all Parks and Recreation
Requirements, specifically proposed linear parks, trails and public park. (Sec. 38.420.)
Response: The public pedestrian access easement improvements comply with
Section 38.420 of the Unified Development Code.
4.1 The following land is unacceptable for parkland dedication per Sec. 38.420.020.E:
1. Required watercourse setbacks unless approved by the review authority for
incorporation into the design of the larger park area.
2. Stormwater retention or detention ponds, unless approved by the review authority
and designed and constructed to the city's adopted standards for joint
park/stormwater control use. The city may accept such land for dedication to the
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city but must be maintained by the property owners' association unless and until
responsibility is assumed by affirmative action of the city.
Response: The applicant acknowledges this condition. No parkland is proposed
within a watercourse setback or a surface stormwater facility.
4.2 Linear parks. Pathway corridors within required watercourse setbacks must not be
dedicated to the city as linear parks and such land may not be used to satisfy parkland
dedication requirements. Instead, cash donation in-lieu of land dedication credit must be
granted only for the cost of constructing Class II or III recreational trails if public access
is provided. The developer must provide a detailed cost estimate for installation of the
trail, for review and acceptance by the city, to determine the cash donation credit. (Sec.
38.420.070.)
Response: No parkland is proposed within a watercourse setback. Parkland is
proposed with a combination of park development, enhanced improvements
and CIL. Attached to this submittal is a proposal to satisfy the parkland
requirement.
4.3 Within required watercourse setbacks, a public access easement that is at least 25 feet in
width must be provided to ensure adequate room for the construction, maintenance and
use of the trail.
Response: A 25’ wide public access easement is proposed for the public trail.
4.4 To ensure adequate room for pathway construction, maintenance and use, linear parks
must be at least 25 feet in width.
Response: No linear parks are proposed.
5.0 Watercourse. Please review all trails and trail-related improvements that may be placed
within the required watercourse setback(s) per Sec. 38.410.100.A.2.e.(2).
Response: A landscape plan is included on this submittal trails and trail-related
improvements and is designed per the City’s U.D.C.
6.0 Snow Storage. Please review all snow storage locations to ensure they are not located
within or on any trails, parks, open space or pedestrian access easements. Additionally,
ensure all snow storage areas are designated on the site plan and easily accessed without
damaging any landscaping. Please show the location and extent of snow removal storage
areas on site with forthcoming applications.
Response: Adequate snow storage areas have been design for the development.
In the event the City experiences an above normal snow fall year, the Owner
will contract to have excess snow removed. No snow storage areas are
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proposed in public trail easements. However it is our understanding that
snow storage can be provided in common open space areas.
7.0 Internal Roadway Design. The proposed north/south public access easement street must
meet the internal roadway design standards. (Sec. 38.520.050)
1. To increase the function and appearance of internal roadways on large sites
(greater than two acres), street trees and side-walks must be provided on all
internal access roadways, except access roads designed solely for the purpose of
service (e.g. waste pick-up) and loading.
2. In some instances where traffic speed and volume are low, the review authority
may approve a street where vehicle, bicycle and pedestrian movement are mixed
such as in a “woonerf” or “shared street.” Woonerf streets must feature traffic
calming and safety measures as well as landscape and amenity features as
determined by the review authority.
Response: The proposed N-S street is designed and landscaped per City
standards and is within a 60’ wide public roadway and access easement.
7.0 Location and design of service areas. Where the inside of service enclosures is visible
from surrounding streets, pathways, and buildings, an opaque or semi-opaque horizontal
cover or screen must be used to mitigate unsightly views. The horizontal screen/cover
should be integrated into the enclosure design and compatible with adjacent development.
Please show horizontal screen cover for all trash enclosures. (Sec. 38.520.070.C)
Response: Landscaping has been provided for the trash enclosures per City
standards.
8.0 Location and Design of Service Areas and Mechanical Equipment. Service areas must
not be visible from the sidewalk and adjacent properties. (Sec. 38.520.070.B)
Response: Trash enclosures have been placed so the interior of the service area
cannot be seen directly from a public sidewalks or adjacent properties.
Landscaping has been provided as required for the screening of the
mechanical equipment.
9.0 Screening of ground related service areas and mechanical equipment. Where the inside of
service enclosures is visible from surrounding streets, pathways, and buildings, an opaque
or semi-opaque horizontal cover or screen must be used to mitigate unsightly views. The
horizontal screen/cover should be integrated into the enclosure design and compatible
with adjacent development. Please show horizontal screen cover for all trash enclosures.
(Sec. 38.520.070.C)
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Response: Landscaping has been provided as required for the screening of the
mechanical equipment. Trash enclosures have been placed so the interior of
the service area cannot be seen directly from a public sidewalks or adjacent
properties. The proposed trash enclosures have a horizontal cover. A detail
is provided in this submittal.
10.1 Please include a horizontal cover for all proposed trash enclosures.
Response: The proposed trash enclosures have a horizontal cover. A detail is
provided in this submittal.
10.2 The sides and rear of service enclosures must be screened with landscaping at least five
feet wide in locations visible from the street, parking lots, and pathways to soften views
of the screening element and add visual interest. Please include landscaping around all
sides of proposed trash's enclosures.
Response: Landscaping has been provided as required for the screening of the
service enclosures.
10.0 Pedestrian and vehicular ingress, egress and circulation. Please provide pedestrian
pathways to access any/all trash enclosures and any other site amenities. (Sec.
38.230.100.A.6)
Response: Pedestrian pathways have been provided to all trash enclosures and
site amenities.
11.0 On-site Residential Open Space. Please review all usable open space criteria. The public
park, perimeter trail/linear park and central pedestrian access easement cannot count
towards the required minimum usable open space. (Sec. 38.520.060.)
Response: On space area has been provided with a combination of balconies and
common open space areas. It was our understanding that the interior
pedestrian open space areas could be used as open space but not parkland
per our informal review meeting with the City.
12.1 Total balcony area may only be up to 50% of the required open space provided.
Response: No more than 50% of the required open space is proposed as
balconies.
12.0 Pedestrian Paths Through Parking Lots. Developments must provide specially marked or
paved sidewalks through parking areas. At least one walkway must be provided every
four rows of parking or at a maximum spacing of 200 feet. The pathways must provide a
safe connection to the building entrance and meet the pathway design standards set forth
in subsection D. (Sec 38.520.040.C.4.)
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Response: Scored and colored walkways have been provided through the
parking areas.
14.0 Internal Circulation for Sites with residential units. Provide direct pedestrian access
between all ground related unit entries and a public street or to a clearly marked pathway
network or open space that has direct access to a public street. Residential developments
must provide a pedestrian circulation network that connects all main entrances on the site
to other areas of the site, such as: a. Parking areas; b. Recreational areas c. Common
outdoor areas; and d. Any pedestrian amenities (Sec 38.520.040.C.2)
Response: Direct pedestrian connection has been provided between all ground
floor units and public streets and public access trails.
Engineering Comments
0.0 Unified Development Code (UDC) Section 38.540.020.M requires snow removal storage
areas sufficient to store snow accumulation on site. Such areas shall not cause unsafe
ingress/egress to the parking areas, shall not cause snow to be deposited on public rights-
of-way, shall not include areas provided for required parking access and spaces, and shall
not be placed in such a manner as to damage landscaping.
Response: Adequate snow storage areas have been design for the development.
In the event the City experiences an above normal snow fall year, the Owner
will contract to have excess snow removed.
1.0 The applicant must contact the City Engineering Division (Brian Heaston) for an analysis
of CIL of water rights and pay any CIL of water rights due prior to site plan approval
(UDC 38.410.130.A.1).
Response: Brian Heaston has been contacted. A copy of the CIL of Water Rights
analysis and his email response is included in this submittal.
2.0 The applicant must provide a 30-foot wide easement over the sewer and water mains
inside the subdivision (UDC 38.410.060.C)
Response: Prior to Site Plan approval all required easements will be provided to
the City. Location of the proposed easements are shown on the Site Plan.
3.0 The applicant must contact the Gallatin County Conservation District, Montana
Department of Environmental Quality, and U.S. Army Corps of Engineers regarding the
proposed project, and any required permits (i.e., 310, 404, Turbidity exemption, etc.)
must be obtained by the applicant.
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Response: Letters have been sent to the government entities listed and any
required permits will be obtained by the applicant prior to construction.
4.0 The applicant must make arrangements with the City Engineer’s Office (Bill Stezner) to
provide addresses for each of the apartment buildings.
Response: Addresses for the project has been obtained from the City
Engineering office and are shown on the Site Plan.
5.0 The applicant must provide 10 foot dry utility easements for gas and electric, as
necessary (UDC Sec. 38.410.060.B.2.a).
Response: Prior to Site Plan approval 10-foot wide dry utility easements will be
provided to the City. Location of the proposed easements are shown on the
Site Plan.
6.0 Graf Street and 19th Avenue will need sidewalks, boulevard with landscaping, lighting
and pedestrian intersection ramps that meet the Unified Development Code requirements.
Response: The improvements listed will be completed for Graf and S 19th. The
applicant is requesting concurrent construction of these improvement to
allow for efficiency of construction as well as to reduce the impact to the
traffic.
7.0 The applicant must include an on-site drainage system design per UDC Section
38.410.080. The City's requirements are contained in the design standards and
specifications policy and the City modifications to state public works standard
specifications. The applicant is advised to perform groundwater measurements during
seasonal highs (typically spring time) to verify the location of the proposed detention
pond is suitable.
Response: A drainage system has been designed and is included in this submittal
with calculations. Monitoring wells have been installed and will be
monitored during seasonally high groundwater.
8.0 The applicant must submit a traffic impact study with the site plan application.
Response: A Traffic Impact Study has been completed and is included in this
submittal.
9.0 A water model will be required for Infrastructure Plans submittal. Contact Erin Shane
with the City of Bozeman Water Dept for conducting a hydrant flow test,
eshane@bozeman.net.
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Response: A Water Model has been completed and is included in the Water
Design Report which is included in this submittal.
10.0 A complete phasing plan must be provided with the Site Plan submittal. It must be
reviewed and approved by the City prior to Site Plan approval.
Response: A Phasing Plan is included in this submittal.
11.0 The project falls in the “Meadow Creek signal, water, and sewer Payback” area. The
applicant must pay payback fees prior to site plan approval. The amounts are determined
by the City of Bozeman Engineering Department. Estimated fees are provided below:
a. Meadow Creek Sewer - $47,123.86b. Meadow Creek Water (24”) - $27,871.73c.
Meadow Creek Water (16”) - $18,511.86d. Meadow Creek Signal (Stucky/19th) -
$20,607.30e. Meadow Creek Signal (Graf/19th) - $44,811.20
Response: The applicant acknowledges this condition.
Solid Waste Division
1.0 Please provide garbage enclosure details for review by Solid Waster Divisions.
Response: A garbage enclosure detail is included on this submittal.
2.0 Insufficient number of refuse enclosures for the size of project.
Response: Additional enclosures have been added.
3.0 Enclosure doors must open 180 degrees.
Response: The enclosure doors swing 180° if access is available.
4.0 Doors on the garbage enclosure should be raised 12 inches off the ground to make sure
they open easily over
Response: The enclosure doors are designed to be 12” off of the ground.
5.0 Must have 50 feet of straight approach to access refuse enclosure.
Response: The enclosure locations are designed with a minimum of 50’straight
access.
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6.0 Refuse enclosure will need to have a horizontal cover
Response: The refuse enclosures are designed with a horizontal cover and are
shown on the civil detail sheets.
Building Division
1.0 ADA Parking Requirements. Each parking type, whether it is a garage, covered or
surface parking must have 2% ADA compliant spaces.
Response: ADA parking spaces are provides as required by the City. A typical
detail is shown on the civil detail sheets.
2.0 Fire sprinklers and alarms required
Response: Fire sprinklers and alarms will be provided as required by the
appropriate building code.
3.0 Accessible path between all buildings on the site, which need to connect to the public
way.
Response: Accessible paths between all buildings on the site to connect to the
public way.
Fire Department
1.0 Appropriate fire protection systems for specific building type.
Response: Fire protection systems for specific building type will be provided as
required by the appropriate building code.
2.0 Possible need for internal fire hydrants
Response: Fire hydrants will be provided internally with the extension of the
water mains.
3.0 Possible need for additional monument address signage
Response: A monument addressing sign is proposed at the Graf Street
intersection.
4.0 Ensure turning radii are to standards
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Response: The site has been designed for access by emergency vehicles. Radii
templates are shown on the site plan.
NW Energy
1.0 Please contact Northwestern Energy for project review, which is separate from the City
Review process.
Response: Northwestern Energy has been contacted and they have provided a
utility layout, which is shown on the site plan.
2.0 Any transformer locations must maintain 10 feet separation from any combustible
building surface or 2 feet from a non-combustible building surface (non-combustible
surface include brick, cinder block, concrete, and stone. Stucco is considered
combustible). Due to tight configuration of some buildings please insure this separation
can be met.
Response: The utility and transformer layout was prepared by N.W.E. and it
appears meets the separation requirement.
3.0 Insure that adequate wall space is provided for the single and multiple gas meters;
including but not limited to a 3 foot radius from the regulator to any opening and/or 10
feet to a mechanical air intake. Please contact the local NorthWestern Energy engineer to
provide you with a schematic of the gas meters layout.
Response: The building design will be completed per the applicable building
code.
4.0 Please ensure internal public utility easements are provided to all apartments buildings
within the site, please show easements on all plans for review purposes.
Response: Public utility easements will be provided as required and preliminary
locations are shown on the site plan.
General Comments:
Future Impact Fees - Please note that future building permit applications will require payment of
the required transportation, water, sewer and fire impact fees according to the City of Bozeman
adopted impact fee schedule in place at the time of building permit issuance. If you desire an
estimate of the required impact fees according to current rates please contact the Department of
Community Development and/or visit www.bozeman.net
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Note: During preparation of the staff report for future applications, additional conditions of
approval may be recommended based on comments and recommendations provided by other
applicable review agencies involved with the review of the project.
Response: The applicant acknowledges these General Conditions.
Applicant Questions:
1.0 Applicant would like to confirm that a 60-ft access easement is acceptable to City for
new north-south road running through the property.
City Response: A 60-ft street easement is acceptable to the City for the new
north-south Local Street running through the property. The applicant must
have a Right-of-Way or street easement in place prior to Site Plan approval.
2.0 Since there are no additional accesses allowed on 19th Street and there is no connection
point to the property to the west, the applicant would like to confirm that the pedestrian
corridor running east-west through the center of the property is acceptable for access.
City Response: Yes, a pedestrian corridor running to 19th street running east-
west is required. See UDC Sec. 38.410.100.A.2.e.(3).
3.0 Please confirm of the pedestrian access easements running through the center and around
the perimeter of the property can be counted as open space for City code calculation
purposes.
City Response: No, pedestrian access easements cannot be double counted for
open space purpose. Please review all applicable code sections for open space,
water course setbacks and parkland dedication.
Applicant Response: Per the Informal review meeting it is our understanding this
condition has been modified to allow for the trail corridors to be counted as
open space.
4.0 The applicant proposes to meet the park dedication requirement through a combination of
parkland easement (approximately 1 acre), parkland improvements, cash-in-lieu, and a
park trail around and through the center of the property. Please confirm if this proposal is
acceptable in concept.
City Response: Based upon information we cannot determine if this is an
acceptable approach, please see review comments regarding linear park
requirements.
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Applicant Response: Based on a subsequent conversation with City staff and park
board members, it is our understanding the proposed parkland, enhanced
improvements and CIL will be acceptable to the City.
5.0 Applicant intends to use the west 20-ft of the wetland area for a trail and a stormwater
detention area. Please confirm this acceptable.
City Response: The west 20-ft of the wetland area cannot be used as a
stormwater detention area, see the Unified Development Code, Section
38.610.060. See UDC Section 38.410.100.A.2.e. for areas where on site
treatment facilities may be located.
6.0 Applicant desires to know if water and sewer capacity is adequate for the site and if any
downstream requirements are required as part of site improvements.
City Response: An existing 8” sewer line exist in Graf Street. The City isn’t
aware of any downstream capacity issues at this time. Applicant needs to
provide anticipated sewer flows for the proposed project to confirm capacity.
An existing 24” water line exists in 19th Ave and a 12” line exists in Graf
Street. There are no known water capacity issues at this time. The applicant
will need to provide fixture counts prior to the City confirming that water
capacity for the water to the proposed project is adequate.
7.0 Applicant intends to phase this development, starting from the north and working south.
The phase lines have not yet been determined. Based on this phasing, please comment
how the Lantern Street and North/South connector road improvements should be phased.
City Response: Based on the phasing described in the narrative, the entire
length of Lantern Street phase would need to be constructed due to block size
requirements with each phase.
8.0 It is anticipated improvements on 19th Avenue will be required as part of this
development. Please provide feedback on when and to what level of improvements will
be required.
City Response: Improvements on 19th Avenue include the addition of a 6 foot
wide sidewalk and landscaped boulevard, lights, and pedestrian ramps at
intersections will be required.
9.0 Applicant proposes to include some car ports on this project. Please comment on if there
are any special requirements for the carports.
City Response: Without further detail of proposed carports its hard to
determine what standards may apply.
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10.0 Please confirm if all ground floor units will be required to be tied to adjacent
sidewalks/trails, including those backing up to the linear park around the perimeter and
through the center of the property.
City Response: Yes, please see review comments.
11.0 Have any criteria been established for snow storage volume? We intend to use multiple
locations for snow storage, including a percentage of the open space and park, and
possibly the west 20-ft of the wetlands area. Please see Planning review comments.
City Response: Per BMC 38.540.020.M, snow removal storage areas must be
provided sufficient to store snow accumulation on site. It is the applicant’s
responsibility to show that adequate storage has been provided.
12.0 Are trail improvements required to be paved, or are gravel fines acceptable? Please
denote where each type of surface is acceptable.
City Response: Please see review comments.
13.0 Applicant desires to permit a master site plan and Phase I site plan concurrently. Please
confirm if this acceptable.
City Response: YES.
14.0 If applicant desires to plat the property (creating a lot around a phase boundary), is there
any opportunity to run the plat concurrently with Phase I and master site plan permitting?
City Response: NO.
15.0 Please confirm that entryway corridor zoning standards will apply to this property.
City Response: The new UDC no longer has entryway corridor overlay
standards, please reference block frontage standards.
16.0 Please provide information on payback districts for utility and street improvements for
this property.
City Response: Please see Engineering review comments.
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