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HomeMy WebLinkAboutBridgerSkylineNarrative_01242022 Bridger Skyline Site Plan Application Narrative May 2021 Contents: I. Project Summary II. Site Design III. Building Design IV. Requested Departures V. Response to Concept Review Comments VI. Attachments (other documents): - A1 Development Application Form - N1 Noticing Checklist Form - Letter to the Director: Net Parking Calculation Request - Glen Lake Subdivision Plat Map - Subdivision Geotechnical Report - Mutual Access Agreement - Stormwater Report - Stormwater Management Plan - Traffic Trip Generation Report - Water & Sewer Demand Certification - Site Lighting Fixture Cut Sheets - Email Correspondence I. Project Summary The Glen Lake Mixed-use project proposes new development of warehouse, office & residential uses on three parcels in the Glen Lake subdivision located off of Manley Road and Iron Horse Road in the M-1 zoning district. The development consists of four separate 2 and 3 story buildings containing 14 individual warehouse units with 14 separate accessory residential dwelling units on the upper levels, as well as two separate 2-story commercial office units. This project will contribute a diverse mix of uses, including a much needed high density of housing, to Bozeman and specifically this vibrant vicinity. By nature of the mixed-use typology, this project will increase the opportunity for a more walkable and bikeable lifestyles connecting residents and commercial tenants with other nearby businesses, services, restaurants and parks II. Site Design Access, Vehicle Circulation, and Parking The development is accessed by a single drive access off of Iron Horse Road; which aligns with a drive across the street proposed by another project. This drive access then “tees” into a central shared drive aisle running North and South providing vehicular access to all surface parking spaces and garage parking, as well as entry to the residential units. The applicant proposes a shared access agreement between all three lots along this drive in order to consolidate access as encouraged by the BMC. This drive has a hammerhead configuration and is sized such that the longest “dead-end” is a maximum of 150 feet and the shortest is a minimum of 60 feet in order to accommodate fire apparatus access and maneuvering. Parking is provided with a combination of surface parking, private garage parking, and adjacent street parking as permitted for residential uses. Surface parking is centrally located along the entry drive and adjacent to the plaza space. Due to the mixed-use nature of the development, the applicant seeks to utilize the available 50% reduction of residential spaces required per BMC section 38.540.050.A.1.b.2 as the required number of residential parking is less than the required non-residential parking. Landscaping and Open space All site area not covered by building footprint or hardscape will be landscaped. The Landscape focuses on drought tolerant design practices and is punctuated by enhanced landscaping along both the Manley and Iron Horse Road street frontages. The design includes a mix of ornamental trees, and landscape beds of various plantings and mulch ground covering, and limited grass turf areas. Landscape screening is provided at utility meter and refuse enclosure locations. A central plaza is proposed in between the Eastern buildings (A and C) along the Manley Road frontage. This plaza includes two distinct seating/patio areas separated by three raised concrete planter bends with integrated bench seating. Medium canopy trees and landscaping is provided in the raised planter bed to enhance the plaza. This plaza satisfies half of the open space requirement for the residential uses. The remainder of the residential private open space required will be provided by large 2nd floor balconies accessed directly from individual dwelling units. Additionally, enhanced landscaping is proposed along the Manly and Iron Horse Road frontages in order to reduce the required setback from 20 feet to 10 feet. Abundant small ornamental trees, grasses, and plantings are composed with low concrete accent walls in order to soften the relationship between the buildings and the public right-of-way. See the requested departure section below for more detail. Trash & Recycling Trash and recycling will be provided with two 450-gallon refuse tubs and two large rolling recycling totes located in a single, centrally located refuse enclosure. This enclosure is located on the North side of the entry drive access and has been sited to allow for the most appropriate vehicle apparatus approach. The enclosure is clad in similar building materials than adjacent buildings and is be screened with landscaping as required by the BMC. III. Building Design 1- Uses Diagram (Blue: Warehouse; Green: Accessory Residential; Orange: office Building Composition and Use This development contains four mixed-use buildings (A, B, C, D) containing both residential and non-residential uses. Buildings A and C, located along the Manley frontage, contain 2 levels and a loft level and; buildings B and D, located along the Iron Horse frontage, contain 2 levels and no loft level. Buildings A & C are 32’-7” high and buildings B & D are 33’-8” high. All Buildings are comprised of individual “units” which contain either both warehouse and accessory residential uses (unit types 2,3,&4); or are entirely comprised of office use (unit types 1&5). Accessory residential area accounts for less than half of the total per building in all buildings per BMC requirements. MANLEY R O A D Units that contain mixed-use (unit types 2,3,4) contain a warehouse, a small warehouse office, an accessible restroom, and private garage parking on the ground level 1. With the exception of a small entry area on level 1, the accessory residential dwelling is limited to the upper levels per BMC requirements. Dwellings in buildings A&C have an additional loft level while the dwelling units in buildings B&D are a single level. All dwellings contain a private balcony that partially satisfies the private open space requirements. The entry for ground level non-residential unit is places in the street-side, while the residential entries are accessed along the internal N-S drive. The dwellings are separate from the ground floor non-residential units and are not considered “live-work” units. The remaining units (unit types 1&5) each contain a 2-level office suite comprised of private offices, conference rooms, meeting spaces, restrooms, a kitchenette, and storage areas. The main entries are places along Manley Road, and additional entries are located along the plaza and internal N-S drive. Exterior Architectural Design While each building is unique, all buildings are composed of similar forms, materials, and proportions, in order to establish project- wide design cohesion. In general, the footprint of each building can be described as serrated, comprised of staggered individual units. This design strategy will help to break up the mass of the buildings into smaller, mor appropriately scaled elements. The primary formal massing elements are asymmetrical gable roof forms which are inspired by nearby industrial buildings as well as the “stepped” ridgeline of the “Bridger Skyline”. Individual units within a building are staggered in plan, creating a dynamic façade and varied roofline. Commercial units (types 1 & 5) are distinguished and emphasized with a contrasting, rectilinear forms which more closely resemble the lower (non-residential) portions of the mixed-use units. This creates a subtle language which “reveals” the nature of the inside use (residential or non-residential) through the exterior design of the buildings. Buildings are primarily clad with corrugated metal siding and roofing and accented with natural wood and brick veneer. Again, the more mono-chromatic use of corrugated metal for the siding and roofing material is derived from the utilitarian vernacular of surrounding industrial buildings. Natural cedar siding is used as a secondary cladding material to provide high contrast with the metal siding in order to articulate the building facades and punctuate the underside roof forms. Brick veneer is used only at the commercial office units, re-forcing the business nature of these units and surrounding the plaza with a more visually interesting material. Non-residential entries are highlighted with ample storefront glazing to maximize transparency between buildings, streets, and sidewalks. IV. Requested Departures 1. This project seeks departure relief from BMC section 38.520.040.D.3 regarding sidewalk and landscape width in between drive aisles/ parking and buildings. Due to the proximal spacing of residential entries and garage doors, there is minimal length available for landscaping along these “back” building facades. As a result, this project proposes to create additional visual interest along the building façade Instead of providing a 3’ landscaping strip required by the BMC. The applicant proposes utilizing decorative entry doors to accomplish this. A unique graphic will be applied to each entry door depicting contour map imagery and decorative text of a specific mountain peak or trail in the Bridger range (of which the project is named after). Different colors may be utilized to enhance the variation of the door treatment. Please see elevation drawing sheets for locations and detail. 2. This project also seeks departure relief from BMC section 38.519.030.H which requires a 20-foot front setback in M-1 zoning districts. Alternately, the applicant proposes a 10-foot setback on both Manly and Iron Horse roads as mentioned in the BMC. The applicant proposes to include low concrete accent walls, small ornamental trees, and enhanced landscaping at each entry in order to soften the relationship between the street and the buildings. Along Iron Horse Road, the applicant proposes a similar approach, but with slightly less landscaping as this is a low-volume and visibility street as mentioned in the BMC. See plans, elevations, and landscape sheets for more detail and location of proposed enhancements. Applicant Responses to Conceptual Review Comments Planning Division: 1. BMC 38.220.080. Site plan submittal requirements. a. The application must meet the SP form requirements. 2. BMC 38.310.040. Authorized uses – commercial, mixed-use, and industrial zoning districts. Manley a. Note 6 Within Table 38.310.040.C. denotes that accessory means less than 50 percent of the gross floor area of the building, and not located on the ground floor. i. Please provide calculations to demonstrate conformance with this standard for the accessory residential use of apartments during the formal submittal. Applicant Response: Calculations have been provided on sheet A00 – Cover Sheet 3. BMC 38.320.050. Form and intensity. a. Please see the above comment for No. 2 under the “Proposed Departure Requests” section and address these requirements accordingly during the formal submittal for the front setback on the double frontage lots for this proposed development. Applicant Response: Please see the above narrative section IV – Requested Departures for information and details related to proposed departures. b. The required minimum side setback in M-1 is 3 feet. i. Please demonstrate this setback accordingly during the formal submittal. This is applicable to all buildings, individually per lot. Applicant Response: 3 foot side setbacks are provided on the North side of Lot 4 and he South property line of Lot 2. Per BMC 38.350.050.B zero lot line conditions are permitted between lots 2 and 3 and lots 3 and 4 as the property owner is the same. Please see sheet A01 - Site Plan for locations and detail of proposed setbacks. 4. BMC 38.350.050.B. Zero lot line conditions. a. A zero lot line may be permitted as this proposed development is non-residential. i. Staff recommends a lot aggregation be submitted through the Subdivision Exemption process denoted in Sec. 38.240.310 of the BMC. 1. The Subdivision Exemption to aggregate the lots may be applied for and approved prior to the approval of a Site Plan. 2. The Subdivision Exemption may be applied for prior to or concurrently with the Site Plan submittal. Applicant Response: The applicant does not propose to aggregate the parcels. 5. BMC 38.410.060. Easements a. Please depict the 10’ utility easement per the approved final plat during the final submittal. b. Please depict the 1’ No Access Strip along Manley Road Lot frontage per the approved final plat during the final submittal. Applicant Response: Both the 10’ utility easement and the 1 foot no access strip has been shown on sheet A10 – Site Plan and Civil sheets. 6. Sec. 38.400.100. - Street vision triangle. a. Please demonstrate the street vision triangle at the intersection of the proposed drive aisle and Iron Horse Way and ensure conformance with the provisions within this section of the BMC during the formal submittal. Applicant Response: Please see sheet A10 – Site plan and Civil Site Plan for vision triangle location and details. 7. BMC 38.410.120. Mail delivery. If mail delivery will not be to each individual lot within the development, the developer must provide an off-street area for mail delivery within the development in cooperation with the United States Postal Service. The city will not be responsible for maintaining or plowing any mail delivery area constructed within a city right-of-way. a. Please indicate this area accordingly during the formal submittal. Applicant Response: Mail is proposed to be delivered to a single pedestal cluster mailbox for all units of the development. See sheet A10 – Site Plan for mailbox location. 8. BMC 38.510.030.G. Other block frontages. a. See applicable comments above within this letter regarding the departure request for the front setback which will impact the building placement on this subject property and addressed these comments accordingly during the formal submittal. Applicant Response: Please see the above narrative section IV – Requested Departures for information and details related to proposed departures. b. Ensure pedestrian connections to the public sidewalk to the above ground apartments accordingly during the formal submittal. Applicant Response: All building entries, including residential entries are accessed from internal sidewalks connected to public sidewalks. See sheet A10 – Site Plan for pedestrian pathway locations and layout. c. Please demonstrate how the building façade meets the transparency requirements denoted in Table 38.510.030.G or apply for a departure as denoted below during the formal submittal. i. A departure in this provision may be allowed if the design treatment of a façade and/or landscape element provides visual interest to the pedestrian and mitigates impacts of any blank wall area. ii. Departures must be applied for consistent with Sec. 38.250.060. For departures, a departure narrative must be provided stating which section of the BMC is proposed for departure, the scope and extent of the proposed departure and a response to the required departure criteria. Please clearly show the proposed departure within the plan set or on a separate exhibit and ensure the narrative refers to the sheet number accordingly. A separate request and fee is applicable to each departure. Applicant Response: The proposed elevations are complainant with the requirements. Please see Sheets A30a-A31b – Elevations for transparency diagrams and calculations. d. Primary entrances to residential and businesses must provide a covered pedestrian entry with minimum weather protection of three feet by three feet. i. Please demonstrate conformance with this provision denoted in Table 38.510.030.G. during the formal submittal. Applicant Response: 5’-0” deep weather protection awnings have been provided at all non-residential entries and 3’-0” deep awnings have been provided at residential entries. See sheet A01 – Site plan and floor plan & elevation sheets for awning locations and details. e. Please ensure a 10’ minimum buffer of landscaping between the street and off street parking areas meeting the performance standards denoted in Division 38.550 or apply for a departure as denoted below during the formal submittal. i. A departure is available for this provision if the proposed alternative shows an acceptable tradeoff in terms of the amount and quality of storefront area that is integrated with the development and the applicable parking location departure. Plus, the alternative must include design features to successfully mitigate the visual impact of additional parking areas along designated landscaped streets. ii. Departures must be applied for consistent with Sec. 38.250.060. For departures, a departure narrative must be provided stating which section of the BMC is proposed for departure, the scope and extent of the proposed departure and a response to the required departure criteria. Please clearly show the proposed departure within the plan set or on a separate exhibit and ensure the narrative refers to the sheet number accordingly. A separate request and fee is applicable to each departure. Applicant Response: A 10-foot Landscaped buffer is proposed. See Landscape Sheets for locations and details of the proposed screening. f. The area between the street and building must be landscaped, private porch or patio space, and/or pedestrian-oriented space. For setbacks adjacent to buildings with windows, please provide low level landscaping that maintains views between the building and the street. Also provide plant materials that screen any blank walls and add visual interest at both the pedestrian scale and motorist scale. For extended wall areas, provide for a diversity of plant materials and textures to maintain visual interest from a pedestrian scale. Applicant Response: Areas between the street and buildings will be landscaped and are designed to both allow for both a visual connection between the building and the street, and provide interest adjacent to opaque walls. See Landscape Sheets for locations and details of the proposed screening. 9. BMC 38.520.040. Non-motorized circulation and design a. Per Sec. 38.520.040.C, for sites with multiple buildings, pedestrian paths or walkways connecting businesses and residential entries on the same development site must be provided. Routes that minimize walking distances must be utilized to the extent practical. i. Departures will be allowed where steep slopes prevent a direct connection or where an indirect route would enhance the design and/or use of a common usable open space. See subsection D below for walkway design standards. ii. Departures must be applied for consistent with Sec. 38.250.060. For departures, a departure narrative must be provided stating which section of the BMC is proposed for departure, the scope and extent of the proposed departure and a response to the required departure criteria. Please clearly show the proposed departure within the plan set or on a separate exhibit and ensure the narrative refers to the sheet number accordingly. A separate request and fee is applicable to each departure. iii. Please demonstrate conformance with this provision or apply for a departure accordingly during the formal submittal. Applicant Response: All building entries, including residential entries are accessed from internal sidewalks connected to public sidewalks. See sheet A01 – Site Plan for pedestrian pathway locations and layout. 10. BMC 38.520.060.B. Usable residential open space. a. Ensure shared open space is in conformance with Sec. 38.520.060.B.2. b. Sec. 38.520.060.B.1.c. denotes that up to 50% of required open space can be provided by private balconies. i. Please amend calculations appropriately during the formal submittal. ii. Please provide another open space mechanism to ensure conformance with Sec. 38.520.060 during the formal submittal. Applicant Response: Open space will be provided by a combination of private balconies and ground level public plaza space. Open space calculations have been provided on sheet A00 – Cover Sheet. See sheets A10 – Site Plan, A20a-A29 – Floor plans, and Landscape sheets for location and details of balconies and plaza spaces. 11. BMC 38.520.070. Location and design of service areas and mechanical equipment. a. Ensure conformance with this section during the formal submittal for any proposed service areas and mechanical equipment. Applicant Response: Service equipment has been depicted on sheet A10 – Site Plan, Elevations, and Roof Plans. Additionally a site section depicting rooftop mechanical screening has been provided on sheet A11 – Site Details. 12. BMC 38.530. Building Design. a. Please demonstrate through elevations and perspectives how the building meets mass and articulation provisions within Sec. 38.530.040 during the formal submittal. b. Ensure compliance with Sec. 38.530.040.E for any applicable buildings with facades wider than 150 feet during the formal submittal. c. Please demonstrate through elevations and perspectives window design, building materials, and blank wall treatments consistent with Sec. 38.530.050, Sec. 38.530.060, and Sec. 38.530.070 during the formal submittal Applicant Response: See sheets A30a-A31b – Elevations and sheets A36-A37–Perspective Images for building design including proposed articulation, materials, and openings. 13. BMC 38.540. Parking. a. No parking permitted in required side setbacks which is in reference to the depicted parking on Lot 3 to the Northwest. i. Please revise the design to address this provision or a lot aggregation must be submitted through the Subdivision Exemption process denoted in Sec. 38.240.310 of the BMC. 1. The Subdivision Exemption to aggregate the lots must be applied for and approved prior to the approval of a Site Plan. 2. The Subdivision Exemption may be applied for prior to or concurrently with the Site Plan submittal. Applicant Response: After further email correspondence with staff, it was determined that this standard does not apply given the zero-lot line condition proposed. See appendix XX – email correspondence. b. Please consistently apply the gross floor area provision accordingly for the purposes of calculating the number of off street parking spaces required. i. Please amend the parking calculations accordingly during the formal submittal. 1. If the applicant will be utilizing the alternative denoted gross floor area calculation (net), rather than the traditional calculation (0.85), such election must be made in writing to the Community Development Director, must be signed and acknowledged by the owner, and must be filed with the Community Development Director prior to the issuance of a building permit for such building. The owner is also responsible for certifying other information upon which parking requirements may be based, such as seats, and the number of employees on maximum working shift. 2. Please provide this owner’s acknowledgement with a detailed narrative and parking plan/table during the formal submittal. Applicant Response: The (net) floor area calculation method is proposed for calculating parking spaces per BMC 38.540.010.A.1.a. Please see the attached letter to the Community Development Director. Calculations have been provided on sheet A00 – Cover Sheet; and net area boundaries footage are depicted on sheet A05 – Net Area Plans. c. The number of on-street spaces for the residential use calculated and deducted may not exceed the number of dwellings on the lot. i. Please amend the parking calculations accordingly during the formal submittal. d. Provide garage stall dimensions and clearly separate this area within each unit in accordance with Table 38.540.020. e. Please amend calculations for the residential uses in mixed use projects adjustments for the ratio of required non-residential to required residential parking spaces denoted in Sec. 38.540.050.A.1.b.(2) must be prior to any other deductions and based on the original required parking spaces. i. Based on the Community Development Staff’s review of the parking calculations, the proposal qualifies for up to a 50% reduction. 1. Please revise parking calculations with the appropriate application of this reduction accordingly during the formal submittal. Applicant Response: Parking calculations have been revised according to items c-e. See sheet A00 – Cover Sheet. f. Please ensure provide bicycle parking locations, details, etc., consistent with Sec. 38.540.050. during the formal submittal. i. Per 38.540.050.A.2.c.(6), the applicant and/or property owner has the option of requesting a reduction of up to ten percent of the required parking spaces for non-residential uses if: 1. In addition to the minimum required bicycle parking, two covered bicycle parking spaces are provided for each automobile space not provided, and, 2. For each ten or fraction of ten automobile parking stalls reduced, a non-residential shower, changing area, and five clothing lockers are provided on-site. a. Please demonstrate this option accordingly within the design of the proposed development during the formal submittal. Applicant Response: A combination of interior (covered), and exterior bike parking spaces are proposed. A shower, Lockers, and changing area is also proposed in order for the further 10% parking reduction. See sheet A00 – Cover Sheet for bicycle and vehicle parking calculations; and sheets A10 – Site Plan and A20a-A29 – Floor plans for bicycle parking and shower room locations. 14. BMC 38.540.020.J. Parking lot curbing. a. Ensure all open off-street parking areas and drive aisles have perimeter concrete curbing around the entire parking lot in compliance with provisions denoted in this section. Applicant Response: See civil sheets for parking lot and curbing locations and details. 15. BMC 38.550. Landscaping. a. Please provide a detailed landscaping plan in accordance with this section of the BMC and Sec. 38.220.100 during the formal submittal. i. Ensure conformance with Sec. 38.550.050.E. as it relates to mandatory landscaping provisions (i.e. any parking lot providing 15 or more parking spaces must have a minimum of 20 square feet of landscape area within the parking lot for each off-street parking space in the lot. Please ensure conformance Sec. 38.550.050.C.2.e. for the on-site parking lot ensuring the appropriate placement of landscape islands at the end of a row of parking.) Applicant Response: A detailed landscape plan has been provided. See landscape sheets 16. BMC 38.560. Signs. a. Please indicate any signage locations, if applicable, in accordance with this section of the BMC during the formal submittal. i. Please note a separate sign and building permit must be obtain prior to the construction, placement, erection or modification of any signage in conformance with this section of the BMC. Applicant Response: No signage is proposed in this application. Separate applications will be submitted for future signage proposed. 17. BMC 38.570. Lighting. a. Please provide a detailed lighting plan, if applicable, in accordance with this section of the BMC during the formal submittal. Applicant Response: A lighting plan with photometric calculations has been provided on sheet E10 – Site lighting & Photometric Plan. 18. General Comment. a. Please revise any spelling and/or grammar errors within the submittal documents and plan set accordingly during the formal submittal (i.e. “Manly Road” is spelled “Manley Road”, plan denotes 1,700 spaces of required private open space rather than 1,700 square feet. Solid Waste Division; 1. We will need a turnaround at the end of the driveway so refuse trucks will not need to back out if using totes. 2. If the intention is to use a shared dumpster then we will need a location and plans for the refuse enclosure. Applicant Response: Totes are no longer proposed, Alternately 450-gallon tubs at a single location is proposed as a result of a phone conversation between the project representative and the solid waste division (Russ Ward). See sheet A10 – Site Plan and sheet A11 – site details for refuse enclosure location and details. Engineering: 1. Bozeman Municipal Code (BMC) 38.230.100.A.12: If project phasing is proposed, please provide a detailed phasing plan with Site Plan submittal accompanied with exhibits that show how the development intends to build out. In addition, the phasing plan should clearly show sanitary sewer, water, storm, street, buildings, trails, and other critical infrastructure that is needed to support the specific phases of the development. Applicant Response: Not applicable, as no phasing is proposed for this project. 2. BMC 38.270.030.C: The plans indicate public infrastructure improvements including new water and sewer main extensions may be proposed with this project. The applicant is advised that construction shall not be initiated on the public infrastructure improvements until the plans and specifications have been submitted and approved by the City Engineer and State, as applicable, and a preconstruction conference has been conducted. Building permits for the project will not be issued prior to completion and City acceptance of the infrastructure improvements unless concurrent construction is requested by the applicant with the formal site plan submittal and all provisions set forth in Section 38.270.030.C of the Bozeman Municipal Code are met to allow for concurrent construction. Applicant Response: Not applicable, as no public infrastructure improvements, including new water and sewer main extensions, are proposed with this project. The building will utilize the existing water, fire, and sewer stubs and only one additional water and sewer service is proposed. This utility configuration is shown on civil sheet C2.1. 3. Plat Note: Applicant is advised of the potential environmental hazards identified in the Environmental Site Assessment (Terracon Project No. AJ167008 & AJ167011) and the associated declaration of covenants conditions, and restrictions. The applicant must contact the Montana Department of Environmental Quality and obtain a formal determination of whether a remedial investigation work plan or institutional control is required for the existing contaminated surface soil as part of the formal site plan application. Applicant Response: No remedial investigation work plan or institutional control is required since the underlying Glen Lakes Commerce Subdivision was platted in 2018. Any potential environmental hazards would have been addressed as part of the platting of this subdivision in accordance with the City of Bozeman Subdivision Regulations. As such, the platted lots are available for purchase and development without any additional environmental permitting required. Easements 1. BMC 38.410.060: Please provide a standalone existing survey with formal Site Plan submittal, which identifies all easements, right-of-way, property lines, etc. in accordance with the final plat. In addition, provide a separate exhibit identifying all proposed easements that would be provided specific to the site plan development improvements (i.e. utility, public access, public street and utility, etc). Applicant response: A standalone existing survey drawing is included herein, which depicts all of the above-listed items. Proposed easements are shown on separate easement exhibits, as discussed below. 2. BMC 38.410.060: All public easements must be provided with the formal Site Plan submittal in a clean draft format for review. Easements will be deemed inadequate if they are not in a final draft format (signatures are not required for the draft review). Easements must be stamped by a licensed professional surveyor. Easements must identify the current appropriate City officials in signature blocks. Please provide a complete easy to follow easement package for review. This includes all existing and proposed easements. This complete package is helpful for tracking purposes. Applicant response: A draft mutual access and drainage easement document is included herein. It is understood that this easement must be recorded with the Clerk & Recorder prior to site plan approval. 3. BMC 38.410.060: Minimum 30-ft public water and sewer main easement must be provided for any water and sewer main improvements proposed within the subject property. The easement must be wide enough to accommodate both utilities with adequate separation and at no point may the mains be less than 9 feet from the edge of the easement. 4. Applicant response: Not applicable, as no public infrastructure improvements, including new water and sewer main extensions, are proposed with this project. 5. BMC 38.410.060: Public Access Easements – A public mutual access easement must be placed, as indicated, over the common access drives within the development. Applicant response: A draft mutual access and drainage easement document is included herein. It is understood that this easement must be recorded with the Clerk & Recorder prior to site plan approval. 6. BMC 38.410.060: Drainage easements must be provided for drainage infrastructure and/or flow paths that cross property lines. Applicant response: A draft mutual access and drainage easement document is included herein. It is understood that this easement must be recorded with the Clerk & Recorder prior to site plan approval. Transportation and Access 1. BMC 38.220.080 A.2.g Traffic Generation: The applicant must submit a peak hour trip generation value to the City to determine whether a traffic impact study is required. Applicant Response: An estimate for the peak hour trip generation is included herein. 2. BMC 38.400.010.A.5: The fire access route with a hammer-head located to result in a dead-end leg not in excess of 150 feet is acceptable as proposed. Please provide an overlay of the fire access route that demonstrates compliant widths and turning radii in accordance with City design specifications and standards and City-adopted International Fire Code with the formal Site Plan application. The applicant is encouraged to consult the Fire Department regarding any required fire lane signage or red curb paint to ensure the route remains clear. Applicant Response: The applicant has previously consulted the Fire Department regarding the fire access route. The Fire Department has previously indicated that the layout of the internal drive aisle would be acceptable. Water Rights 1. BMC 38.410.130: Water rights and/or payment of cash-in-lieu of water right is required prior to development for the demand on the City’s potable water system. The applicant must contact Brian Heaston with the City Engineering Department to obtain a determination of cash-in-lieu of water rights (CILWR). Water and Wastewater 1. DSSP Section V.A: A water design report must be prepared by a professional engineer for the proposed project and submitted with the formal site plan application. The water distribution system must be designed to meet the maximum day demand plus fire flow and the peak hour demand of the proposed development. All additions to the water system must be designed and installed in accordance with the Montana Department of Environmental Quality Circular 1; Montana Public Works Standards and Specifications (MPWSS); City of Bozeman Modifications to MPWSS; and the City’s most recent Water Facility Plan. Applicant Response: Not applicable, as no public infrastructure improvements, including new water and sewer main extensions, are proposed with this project. However, the estimate of the max day demands of domestic water usage, certified by a professional engineer, is included with this submittal. 2. DSSP Section V.A.5&6 Utility Design Criteria: A water line serving more than one building, or intended to serve more than one building or facility is designated a public water main and must be designed and approved accordingly. Applicant Response: Not applicable, as no public infrastructure improvements, including new water and sewer main extensions, are proposed with this project. 3. All new ductile iron water pipe shall have additional cathodic protection consisting of zinc coating and V-bio polyrap or approved equal to protect against potentially corrosive soil conditions. This requirement can be reduced if the applicant can demonstrate to the engineering department through site-specific soil and groundwater evaluations that a lesser degree of protection is required. Applicant Response: Not applicable, as no public infrastructure improvements, including new water and sewer main extensions, are proposed with this project. 4. 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 development with formal site plan application. This information is needed to verify downstream sewer capacity as well as keep the City’s wastewater model updated. Applicant Response: The estimate of the peak-hour demands of domestic water usage, certified by a professional engineer, is included with this resubmittal. 5. DSSP V.B.11 Utility Design Criteria: Each building shall have a separate service line from the building to the sewer main. A sewer line serving more than one building, or intended to serve more than one building or facility is designated a public sewer main and must be designed and approved accordingly. Applicant Response: Not applicable, as no public infrastructure improvements, including new water and sewer main extensions, are proposed with this project. 6. DSSP Section V.A.6.h: Existing water and sewer services or stubs that are not utilized for service upon development of the subject property must be properly abandoned at the water main. Applicant Response: This requirement is understood. All existing water and sewer services or stubs will be utilized as shown on civil plan C2.1. 7. The applicant is advised to review DSSP Section V.A.6. and contact the water department prior to site plan submittal. As presented, the proposed services extensions do not meet design standards. Please consider the angle, valve locations, etc. Applicant Response: The updated water and sewer service configuration is shown on civil plan C2.1. Stormwater 1. DSSP Section II.A.4: The applicant must include a drainage plan with post-construction storm water management controls that are designed to infiltrate, evapotranspire, and/or capture for reuse the post-construction runoff generated from the first 0.5 inches of rainfall from a 24-hour storm preceded by 48 hours of no measurable precipitation. For projects that cannot meet 100% of the runoff reduction requirement, the remainder of the runoff from the first 0.5 inches of rainfall must be either: a. Treated onsite using post-construction storm water management control(s) expected to remove 80 percent total suspended solids (TSS); b. Managed offsite within the same sub-watershed using post-construction storm water management control(s) that are designed to infiltrate, evapotranspire, and/or capture for reuse; or c. Treated offsite within the same subwatershed using post-construction storm water management control(s) expected to remove 80 percent TSS. Applicant Response: The above listed 0.5-inch requirement is not necessary since the stormwater design only includes retention facilities and no detention facilities are proposed. As such, all stormwater runoff will be fully retained on the property and the initial 0.5-inch 24-hour “surge” does not need to be accounted for. The “surge” only needs to be evaluation when detention facilities are proposed. 2. DSSP Section II.C: The applicant must provide either onsite retention or 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. Applicant Response: This requirement is understood and depicted on the stormwater design report and associated calculations included herein. 3. The applicant must demonstrate that seasonal high groundwater will not impact the function or maintenance of the proposed stormwater treatment facilities. Industry guidance recommends a three-foot minimum separation from the bottom of the proposed facility to the underlying groundwater table. The applicant is advised to verify local groundwater elevations and incorporate these levels into the drainage design report. Applicant Response: The seasonal high groundwater will not impact the function or maintenance of the proposed stormwater treatment facilities. A geotechnical report was prepared by Allied Engineering (2003) is included herein. Based on this geotech report, the depth to groundwater ranges from 10-15 feet below grade. The proposed drywells have a maximum of a 7-foot profile, with the rim being approximately 0.5’-1’ above existing grade. As a result, the bottom of the drywell will be greater than 3 feet from the groundwater depth. 4. The applicant is advised that the engineering department will allow boulevard strips and medians that incorporate natural drainage technologies. The applicant is encouraged to utilize the Montana Post-Construction Stormwater BMP Design Guidance Manual. Lastly, the applicant needs to provide enough information that both engineering and the streets department can evaluate the proposed design to ensure that can be maintained. Applicant Response: The above-listed considerations have been incorporated into the civil plan set (sheet C2.2) as well as into the Stormwater Design Report included herein. 5. If stormwater runoff generated from the proposed development was accounted for within the Glen Lake Commerce Subdivision Stormwater Management Plan, the applicant must confirm this is the case and verify current standards will be met for the proposed development as part of the formal Site Plan submittal. Applicant Response: The off-site stormwater discharge is discussed in the Stormwater Design Report and associated calculations. NorthWestern Energy; 1. The NWE Project Engineer assigned to the proposed site plan is Nick Haag, Nicholas.Haag@contractor.northwestern.com. 2. Has an application to Northwestern Energy (NWE) been submitted? Applicant will need to submit an application online to have the NWE project engineer work with the applicant and applicants engineer and architect. Go to www.northwesternenergy.com/construction to apply online Montana Construction Application, and access Montana New Service Guide to provide information on electric and gas service requirements. Once an application is submitted the NWE project engineer will be in contact with the applicant. Applicant Response: An Application has been submitted. 3. Utility easements. Any extension of gas main or electric primary will need to be installed within an easement. Normally a 10-foot easement is required. To establish the needed utility easement locations the NWE project engineer and/or Northwestern Energy’s real estate representative will help to establish these locations. If an easement shall need to cross property other than the applicants, negotiations and costs between other landowners for such easements is entirely the applicant’s responsibility. 4. Applicant is showing extension of gas and electric to the buildings on Lot 4 along the north side lot line of Lot 4. There is currently no junction can at the northwest corner of Lot 4 to extend power as shown. In addition a 10-foot utility easement would be required along the section and the buildings are too close to the lot line to allow this. As for the gas and electric extensions along the south lot line of Lot 2 there is a junction can located at the south west corner of Lot 2 which gas and electric can be extended from. The proposed sidewalk may be in conflict with the existing location of the junction can. Has a survey been completed on the site to locate all existing utilities and utility equipment? If not it is recommended one be completed to determine the location of equipment that may be conflict with the proposed design. Applicant Response: The project proposed individual building services and does not propose an extension of gas mains or primary, electric feeders. An existing Survey has been completed – see Civil sheets for more information. Parks and Recreation; 1. BMC Section 38.420. Please contact the Parks Division for net area calculation for mixed-use development. a. Staff recommends Cash-in-lieu of Parkland (CILP). 2. BMC Section 38.420. If cash-in-lieu of parkland will be proposed for some or all of the land dedication, please submit a request addressing the criteria of Resolution 4784 with the Site Plan application. Current appraisal value for Cash- in-lieu is estimated to be changed to $1.70-1.75 this fall, but the final amount will be determined at the time of Site Plan completeness. a. BMC CIL amount must be printed on the final Site Plan. Applicants may contact the Park Planner prior to formal application with proposed number of units and net lot area to get an estimated CIL of Parkland Amount. b. All cash-in-lieu requests are reviewed by the Recreation and Parks Advisory Board Subdivision Review Committee. A meeting will be scheduled upon submittal of a formal application. Applicant Response: The Net area calculation and the cash-in lieu of parkland equivalent provided by the parks department has been included on sheet A00 – cover sheet. Fire Department: 1. As proposed, provide a sidewalk to exterior door for fire sprinkler riser room. Applicant Response: sidewalks and exterior doors are provided at all fire-riser rooms. Please note building D will not contain fire sprinklers. See sheet A10 – Site Plan for locations. 2. Ensure all interior roadways are minimum 20 feet wide and all interior driving radii meet the 28 foot turning minimum. Applicant Response: All interior roadways are 24’-0” wide and allow for a 28’-0” turning radius. 3. The access and site is acceptable per Fire Standards other than the above mentioned comments. Water Conservation 1. See attached memo with advisory comments dated April 6, 2021. Building Division; 1. Provide an additional Fire-separation page. Detailing out the Fire-separation wall construction. Detail continuous separation at wall junctions, floor framing, stairs alone wall. Per 2018 IBC Chapter 7 (At Building permit submittal For Review). 2. Live/ Work Units Required to be in accordance with the 2018 IBC Section 419. 3. Live/ Work Units R-2 Occupancy for unit 2 Per Section 310.3 / B occupancy for Unit 1. 4. 1st floor Bathrooms required to be in accordance with ICC A117.1-2009 Per Chapter 6. 5. Please ensure all sidewalks are ADA accessible. Applicant Response: The applicant acknowledges requirements 1-5 and will address these items in the building permit submittal.