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HomeMy WebLinkAboutRC1NarrativeBridger Skyline Site Plan Application Revisions & Corrections (RC) 1 Narrative November 2021 Contents: I. Response to Site Plan Review Comments II. List of Drawings Changes & Corrections III. New Attachments (additional or revised documents): - RC Development Application Form - N1 Noticing Checklist Form including adjoining properties - MT DEQ Public Request Response - Owner Entity Information - Amended Plat (from separate Subdivision Exemption) - Revised Topographic Survey - CILWR Confirmation - Draft Utility Easement & Exhibit - Additional Email Correspondence I. Applicant Responses to Site Plan Review Comments Planning Division: 1. General Comments a. Please revise any spelling and/or grammar errors within the submittal documents and plan set accordingly. i. Page 4 of Narrative: Manley spelled incorrectly in Diagram 1. ii. Page 6 of Narrative: Manley spelled incorrectly in Departure 2. iii. Cover Sheet: within the parking calculations, under non-residential: “spaced” instead of spaces for warehouse. iv. Cover Sheet: for the Vicinity Map, Glen is spelled with two “N” rather than one. v. Final Plat Map (Sheet 3 – Overlay of Property on Plat) - Manley spelled incorrectly in Call Out. vi. A10 Site Plan – S3 Plan Note – Protection spelled incorrectly. Applicant Response: Spelling/ grammar Issues have been corrected. b. Community Development Staff acknowledges the two submitted departures for the front setback and landscaping buffer widths, and the landscaping provision between the pathways and structures. i. Staff is in support of the departures based on the submitted materials. Once the SP submittal has been deemed adequate, the departures will be included with the associated staff report for review and approval by the Community Development Director and/or manager. c. Community Development Staff acknowledges the alternative parking calculations submitted in accordance with the BMC. i. Once the SP submittal has been deemed adequate, the alternative parking calculation will be included with the associated staff report for review and approval by the Community Development Director and/or manager. Applicant Response: Applicant acknowledges these comments. 2. BMC 38.220.080. Site plan submittal requirements. a. Please provide cash-in-lieu of water rights calculations and payment amount certified by the City’s Engineering Division (Brian Heaston or Griffin Nielson). i. These applicable fees will be due prior to SP approval. b. Please remove language on C.1.0 regarding the cash in lieu of water rights being provided by the underlying subdivision. i. Water rights or cash in lieu of water rights were not previously provided for the Glen Lake Commerce Subdivision. ii. The denoted language should be replaced with the payment amount for the cash in lieu of water rights as provided by the Engineering Division. Applicant Response: Applicant acknowledges these comments. The CILWR information provided by the City of Bozeman has been included and the notation has been revised. Refer to the itemized list of changes and revisions below. c. Please provide the list of adjacent property owners within 200 feet of each boundary of the site for the public notice mailings. i. A public notice period will be required for this Site Plan which includes the applicant mailing public notices to all adjacent property owners within the denoted radius. Applicant Response: The List of adjacent property owner has been provided. Please see additional documents. d. All plans must be stamped and signed by a licensed Montana Professional Engineer. i. This was not included on the Topographic Survey. Applicant Response: The Topographic Survey has been revised and includes Professional Engineer’s stamp and signature. See additional documents. e. Please provide information regarding the association of ownership between the lots for Jim Rothgeb and JBRC, Inc. i. Please provide managing member information for Jim Rothgeb and his association with all three LLC’s which own these lots and JBRC, Inc. Applicant Response: Entity and Member information has been included. Please note that these lots are being aggregated into a single parcel. See additional documents. 3. BMC 38.320.050.B. Zero lot line conditions, BMC 38.410.060. Easements a. If the lots will not be aggregated through the Subdivision Exemption process, for the zero lot line condition to be utilized, a “no build restriction” easement is required to prevent the lots from being sold individually outside of review and approval by the City of Bozeman. i. Please coordinate with Ben Abbey of the Building Division for the language, dimensions, and further details regarding the easement. ii. The easement and associated agreements must be provided during this SP submittal. iii. Please provide these easements and documentation during this SP submittal. Applicant Response: The three lots that comprise the project area will be aggregated into one lot through a separate Subdivision Exemption (SE) application which is currently in the review process. The Subdivision Exemption amended plat drawing has been included. See additional documents. 4. BMC 38.320.050. Form and intensity. a. The BMC does not denote net residential density or minimum residential density requirements for M-1. Nonetheless, density is represented in dwellings per net acre, rather than a square footage/acreage calculation as indicated in the submittal. i. This calculation may remain but, please also include the density in the above mentioned format. Applicant Response: The applicant has revised calculation accordingly. Refer to the itemized list of changes and revisions below. b. Please see North Western Energy comments regarding the minimum setback requirements as there may be a conflict between our standards and those required for utility meter locations. Applicant Response: Applicant acknowledges the comment. Proposed dry utility layout has been revised and easement documents and exhibits have been included. Refer to the itemized list of changes and revisions below and additional documents. 5. BMC 38.350.060. Fences, walls, and hedges a. The proposed concrete landscape walls in the front setback off Iron Horse Road and Manley Road must not exceed four feet in height. i. Please revise dimensions accordingly. Applicant Response: Walls are 38” high. Additional details have been included in the drawing set for clarification. Refer to the itemized list of changes and revisions below. 6. BMC 38.510.030.G. Other block frontages a. Please demonstrate how the building façade meets the transparency requirements denoted in Table 38.510.030.G for the following elevations: ii. Building A: north, west, and south iii. Building B: north, west, east, and south iv. Building C: south and west v. Building D: south and east 1. Either the calculations were not providing in the submittal or the denoted transparency percentages do not meet our standards. a. 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. b. 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: Transparency calculations have been revised to show percentage of transparent areas. Per discussion with planner Nakeisha Lyon, the transparency requirements apply to only the façade’s fronting public streets. Refer to additional email correspondence. 7. BMC 38.520.060. On-site residential and commercial open space a. Shared open space must be separated from ground level windows, streets, service areas and parking lots via landscaping, fencing, and/or other acceptable treatments that enhance safety and privacy for both the shared open space and dwelling units. i. There is no separation between the shared open space plaza between Building C and Building A and the parking spaces (which is deemed as a component of a parking lot) to the west along Building C. 1. Please revise the design accordingly. Applicant Response: The proposed intent was to screen the open space using the raised planters and shrubs for height to create privacy. Screening from any other area would block off public access or access to building doors and bike rack. The rest of the space is a required 7’ walkway for parking lot, which serves as an East/West pedestrian thoroughfare between the multi-use path along Manley and parking lot. Planner Nakeisha Lyon communicated that this was an acceptable solution. Refer to additional email correspondence. 8. BMC 38.520.070. Location and design of service areas and mechanical equipment a. This section of the BMC denotes that if the inside of service enclosures are 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. i. Please provide details of the horizontal screen/cover for the trash enclosure. Applicant Response: Trash enclosure design has been revised to include an opaque horizontal roof covering. Refer to the itemized list of changes and revisions below. b. 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. i. The proposed design has the trash enclosure directly adjacent to/against Building D. 1. Please revise the design. Applicant Response: Screening shrubs have been added to the West side of the Trash Enclosure. Per discussions with planner Nakeisha Lyon the rear of the enclosure is not required to be screened as it is integrated into the adjacent building. Refer to the itemized list of changes and revisions below. c. There are departure opportunities for both comments 10a and 10b as departures to the provisions of subsections B.1, 2, and 3 within this section of the BMC may be considered per section 38.250.060 provided the enclosure and landscaping treatment meet the intent of the standards and add visual interest to site users. i. 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: Applicant acknowledges the comment. d. All rooftop mechanical equipment, including air conditioners, heaters, vents, and similar equipment must be fully screened from public view both at grade and from higher buildings with the exception of solar panels and roof-mounted wind turbines. Screening must be located so as not to interfere with operation of the equipment. i. Please demonstrate public viewpoints from the adjacent properties to the north and south adjacent, and other buildings on site especially from the 2nd floor and loft viewpoints. This should include all public viewpoints for any rooftop mechanical equipment on all applicable buildings. Applicant Response: Applicant had added a North-South Site Section to set to demonstrate adjacent viewpoints. Refer to itemized changes and revisions list below. 9. BMC 38.530. Building Design. a. For any transparent design elements such as windows and doors, please provide a glass sample and corner window sample prior to the approval of a building permit for this proposed development. Applicant Response: Applicant acknowledges the comment. b. Please provide the metal siding gauge thickness in accordance with Sec. 38.530.060.C.2. Applicant Response: Applicant has provided metal siding thickness information to the exterior material sheet A35. Refer to itemized changes and revisions list below. c. Please provide blank wall treatments in accordance with Sec. 38.530.070. for the following elevations: i. Building A: north ii. Building B: north 1. Departures to this provision in 11c may be considered, provided the design whole façade and applicable blank wall treatment methods meet the intent of the standards. a. 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: Elevations for Building A: North and Building B: North have been revised. Refer to itemized changes and revisions list below. 10. BMC 38.540. Parking a. Please amend the ratio 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). i. This must be based on the original required non-residential to the original required residential parking spaces (i.e. 28.77:22.50) Applicant Response: This item has been revised accordingly. Refer to itemized changes and revisions list below. b. Please clarify the amount of indoor/covered bicycle parking spaces denoted with what is provided or illustrated in the design of the buildings. i. There are only three units that would provide the bicycle parking spaces which base on the floor plans is only three indoor spaces as each unit is sized for one bicycle. However, the calculation states 14 bicycle parking spaces will be provided. Additionally, bicycle parking provided within a building must be easily accessible. 1. Please clarify the bicycle parking illustrations, design, and calculations, and amend the design accordingly, if needed. Applicant Response: There are 3 Outdoor Bicycle parking shown on site plan (Sheet A10). Indoor bike parking (14 spaces total) are shown on Unit Plans (Sheet A26.SP- A28.SP). Refer to itemized changes and revisions list below. c. Please clarify the bicycle parking spaces and their functionality with the common shower area. i. The bicycle parking spaces that are indoors appear to be private for either commercial or residential use, rather than open to all in conjunction with the common shower and changing room. Applicant Response: Outdoor Bicycle (non-covered) parking is shown on site plan Sheet A10. Indoor bike parking (covered) is shown on Unit Plans (Sheet A26.SP- A28.SP). Planner Nakeisha Lyons has confirmed that the covered bicycle parking spaces are not required to be associated with the common shower amenity. Refer to additional email correspondence. d. Please clarify the unload zone denoted adjacent to the ADA van parking space. i. Any proposed off street loading areas must meet the requirements of Sec. 38.540.080. Applicant Response: This area is a clear unload area provided specifically for the adjacent accessible parking space. It also doubles as part of the crosswalk – which is permissible per ADA standards. Refer to the itemized list of changes and revisions below. 11. Landscaping – BMC 38.550 a. Screening from the public street and buildings on-site must be maintained at a height of four to six feet except as otherwise restricted by fence and hedge height limits within required front setbacks and street vision triangles. i. The majority of the denoted plants within these areas are 2’-3’ in height. 1. Please revise the landscaping plans accordingly. Applicant Response: 4-6’ height shrubs have been added to the parking lot island on the far west side to screen the parking lot. Refer to the itemized list of changes and revisions below. b. Please provide detailed irrigation plans. Applicant Response: Irrigation system plan has been provided, See sheet L301. Refer to the itemized list of changes and revisions below. 12. BMC 38.570. Lighting a. Please clarify if there will be parking lot lighting, basic and/or security provided. i. Basic and security lighting within a parking lot must be in conformance with Sec. 38.570.040 of the BMC. Applicant Response: Proposed site lighting adjacent to parking lot is basic path lighting and is parking lot lighting. b. Illuminance for building entrances must average 5.0 maintained footcandles. i. Please revise photometric plan accordingly to meet this requirement. Applicant Response: The photometric plan has been revised. Refer to the itemized list of changes and revisions below. c. The proposed bollard lights appear to shine out rather than shine down which is prohibited within the BMC. i. Please revise plans accordingly. Applicant Response: The WAC Bollard light proposed does shine down, not out. Refer to the lighting fixture cut sheet for specific photometric information. Solid Waste Division; Russ Ward, rward@bozeman.net, 406-582-3235 1. No issues or comments at this time. Engineering Comments, Alicia Paz-Solis, apazsolis@bozeman.net 1. General a. 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 will need to contact MT DEQ (condition states in the Findings of Fact) 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: The applicant has corresponded with the Montana DEQ regarding this matter and has confirmed no environmental hazards currently exist. A copy of the correspondence with the Montana DEQ (public information request) has been included. See additional documents. b. BMC 38.220.080.g.2 - Site plan submittal requirements: Adjacent streets and street rights-of-way to a distance of 150 feet, except for sites adjacent to major arterial streets where the distances must be 200 feet. Applicant Response: Adjacent streets and street rights-of-way to a distance of 150 feet are depicted on the Civil Plan Sheet, C1.0. vicinity map. Refer to the itemized list of changes and revisions below. 2. Easements a. BMC 38.410.060 - Easements: 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). b. 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: Both a n existing survey and an easement exhibit has been included with the requested information, as well as a draft of the easement agreement. See additional documents c. 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. Applicant Response: No water or sewer main extensions are proposed. As such, this 30-foot public water and sewer main easement is not required. d. BMC 38.410.060: A Public Mutual Access Easement must be placed, as indicated, over the common access drives within the development. The applicant submitted one combined Draft Mutual Drainage & Access Easement. There must be two separate easement documents, one for Mutual Access Easement and another one for Drainage Easement. e. BMC 38.410.060: A Drainage Easement must be provided for drainage infrastructure and/or flow paths that cross property lines. The applicant submitted one combined Draft Mutual Drainage & Access Easement. There must be two separate easement documents, one for Drainage Easement and another one for Mutual access Easement. Applicant Response: The three lots that comprise the project area will be aggregated into one lot, through a subdivision exemption application mentioned above and as shown on the included amended plat drawing. As a result of the project being within a single lot, a public mutual access easement and drainage easement are not required. 3. Water Rights a. BMC 38.410.130 - Water Adequacy: 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). Applicant Response: The CILWR information provided by the City of Bozeman has been included and the notation has been revised. Refer to the itemized list of changes and revisions below. 4. Water and Wastewater a. BMC 38.410.070.B.2 - Municipal water, sanitary sewer and storm sewer systems: The length of service lines from the main to the structure may not exceed 150 feet in length, unless approved in writing by the city. i. It is unclear how services will be marked/identified for each building with the proposed layout. ii. The applicant must identify service valve (curb stop) locations on the plans and propose how each valve will be clearly identified at the point of operation if it is not going to be located directly in front of the building it serves. City personnel must be able to easily locate, access, identify, and operate the service valves for each building within the development. iii. Prior to Site Plan approval, the applicant must contact the City’s water and sewer superintendent, John Alston (jalston@bozeman.net) to ensure the proposed configuration for water and sewer service lines is adequate. Currently, the lines exceed the 150 feet max dictated in the Bozeman Municipal Code. iv. Since the proposed single domestic water line will serve multiple buildings, the applicant will need to complete the City of Bozeman water service fixture count to confirm the exact line size. Please find City of Bozeman Water Service Calculation Worksheet attached. b. 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 individual water and sanitary sewer service configuration, shown on sheet C2.1, has been confirmed by the City Engineering staff. Refer to additional email correspondence. The infrastructure plan set will be included in a separate submittal following site plan approval. c. 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. d. DSSP V.B.11 - Sanitary sewer services: The minimum diameter of a service is 4-inch services shall connect to the main with in-line gasketed wyes. The service line stub, from the main to the property line or easement line, shall be installed with a maximum slope of 1/2-inch per foot. The minimum slope of a 4-inch service line stub is 1/4-inch per foot. The minimum slope of a 6-inch service line stub is 1/8-inch per foot. Sewer service line stubs will typically be installed 15-feet from the downstream lot line. Services are to be installed perpendicular to the main. e. DSSP City of Bozeman - Fire Service Line Standard: The applicant must prepare plans and specifications for any fire service line in accordance with the City’s Fire Service Line Policy. The plans must be prepared by a Professional Engineer and be provided to and approved by the City Engineer prior to initiation of construction of the fire service or fire protection system. The applicant must also provide Professional Engineering services for construction inspection, post-construction certification and preparation of mylar record drawings. Fire service plans, and domestic services 4” or larger, must be a standalone submittal, separate from the site plan submittal. City of Bozeman applications for service must be completed by the applicant. Applicant Response: These requirement is understood and will be outlined on the subsequent infrastructure plan set submittal. 5. Stormwater a. BMC 38.410.080 - Grading and Drainage: The approved stormwater maintenance plan must be incorporated into the Owners Association Documents and a copy must be submitted prior to Site Plan approval. Applicant Response: This requirement is understood, and the plan will be incorporated in to the Owner’s Association documents prior to Site Plan approval. b. BMC 40.04.500 - Requirements to control and reduce stormwater pollutants: The approved stormwater maintenance plan must be incorporated into the Owners Association Documents and a copy must be submitted prior to Site Plan approval. i. The applicant must address slot drain system in the stormwater maintenance plan. Applicant Response: The grading plan has been updated to remove the need for the trench (or “slot) drain as shown on civil sheet, C2.2. Refer to the itemized list of changes and revisions below. c. DSSP Section II.B.5 - Storm Drainage Plan: A storm drainage facilities maintenance plan shall: a. Identify ownership of all facilities, b. Establish a schedule for maintenance activities necessary to keep the system operationally effective, c. Identify the responsible party in charge of the specific maintenance duties. Applicant Response: The SW maintenance plan addresses the above-listed items. 6. Transportation and Access a. BMC 38.220.080.2.g.12 - Site plan submittal requirements: Provision for handicapped accessibility, including, but not limited to, wheelchair ramps, parking spaces, handrails and curb cuts, including construction details and the applicant's certification of ADA compliance. i. The accessible parking aisle must meet accessible surfacing criteria including maximum slope and changes in level. The required width of the van accessible parking access aisle many not include the curb gutter surface. Applicant Response: The above-listed ADA requirements have been met and additional clarification has been included on architectural and civil Site Plan drawings. Refer to the itemized list of changes and revisions below. b. BMC 38.400.100 - Street vision triangle: At the intersection of each driveway or alley with a street, no fence, wall or planting in excess of 30 inches above the street centerline grade is permitted within a triangular area where corners are defined by two points on the right-of-way line, 15 feet on each side of the centerline of the driveway or alley and a point on centerline ten feet outside the right-of-way. Any driveway or alley wider than 30 feet curb to curb at the right-of-way line must use the vision triangle standard for local streets when intersecting local, collector, or arterial streets. Applicant Response: The above-listed vision triangle shown on the revised civil plan set. Refer to the itemized list of changes and revisions below. c. BMC 38.520.040.C.3 - Non-motorized circulation and design: Crosswalks are required when a walkway crosses an on-site paved area accessible to vehicles. Crosswalks must contain contrasting material (such as concrete) and/or patterns (such as stamped asphalt), excluding painted surfaces. Applicant Response: The crosswalks and associated crosswalk detail is included on the revised civil plan set. Refer to the itemized list of changes and revisions below. 7. Recommended Conditions of Approval. a. City of Bozeman Resolution 5076, Policy 1: 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 (SID’s) on City standard form for the following: i. Street improvements to Manley Road including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. ii. Intersection improvements to Manley Road and Griffin Drive. b. The document filed must specify that in the event an SID is not utilized for the completion of these improvements, the developer agrees to participate in an alternate financing method for the completion of the improvements on a fair share, proportionate basis as determined by square footage of property, taxable valuation of the property, traffic contribution from the development, or a combination thereof. The applicant must provide a copy of the filed SID waiver prior to the site plan approval. Applicant Response: Applicant acknowledges the comment. Building Division; Ben Abbey, babbey@bozeman.net, 406-582-2377 Unless otherwise stated, these requirements must be met during the building permit process. 1. Detail out Fire separation for Zero lot line required. a. A “No Build Restriction” Easement will be required in order to proceed with the proposed zero lot line condition between Lots 2 and 3. i. Please coordinate with the Building Division on the easement structure, language, and documentation. This must be complete prior to the submittal and approval of a building permit related to this site plan application. 2. Detail out Fire separation between occupancies. 3. Detail out Ground floor Bath’s Accessible. 4. Accessible parking in Basement Required per 2018 IBC Chapter 11 and the ICC A117.1-2009. 5. Parking for Accessible parking space be in accordance with the ICC A117.1-2009 Chapter 5. 6. Vehicle Space Marking for Accessible parking be in accordance with the ICC A117.1-2009 Section 502.3. 7. Signage for Accessibilities be in accordance with the ICC A117.1-2009 Section 502.7. 8. Sidewalk ramps for Accessibilities be in accordance with the ICC A117.1-2009 Section 405 Ramps. 9. Unload zone not allowed on top of van accessible aisles. Section 502.4.4 (ICC A117.1-2009) Marking shall be marked to discourage parking in them. Applicant Response: Applicant acknowledges above requirements; and this information will be included in subsequent building permit and fire sprinkler permit applications. Northwestern Energy (NWE) Comments, Tom Stewart, District Engineer, thomas.stewart@northwestern.com, 406-582-0573: 1. The NWE Project Engineer assigned to the proposed site plan is Dustin Collins, Dustin.Collins@contractor.northwestern.com. 2. Applicant needs to show a 10-ft easement along the east side of lot 2 for the extension of utilities to east side of the building located at Unit 107A and a 10-foot easement along the west side of Lot 4 to extend electric and gas utilities to the west side of the building at the location of Unit 112C. 3. Service & Meter Location. NWE engineer will need to review the elevation plans for the proposed location of gas and electric meters. The electric meter & or CT cabinet will need to be installed in the same general location within 10-feet of the gas meter. NorthWestern Energy reserves the right to specify the location of our meters. All meters are to be located outdoors on the corner or in a location on the building closest to the transformer or secondary junction can serving the building unit. On new construction, electric meter locations must be within 10 feet of the gas meter if NorthWestern Energy will be providing both electric and gas service. Meter locations will need to be approved by NWE. NWE policy is to maintain a minimum 30-inches wide by 3-feet clear zone between the front of the meter and landscape screening or wall screening for self-contained meter bases and 48-inches for installations requiring cabinets. Location of the meter(s) shall allow easy access to the meters for operation and maintenance. Applicant Response: Applicant acknowledges these comments. The proposed dry utility layout has been revised and a draft easement and exhibit has been included with the requested information. Refer to the itemized list of changes and revisions below., and see additional documents. 4. The following applies to buildings in regards to the gas regulator. The gas regulator cannot be placed under a window or within 3’ of the operable portion of the window. It can be placed under a window/deck on the second story, provided the “open/operable” portion has at least 6’ of clearance from the regulator. Ensure that there is 10’ of separation from any mechanical air intake, including air conditioning units. The regulator will need to be 3’ from the closest corner of any portion of the electric meter base. Submitting an application to NWE will get the NWE project engineer involved and can help with this process. Applicant Response: Applicant acknowledges the comment. 5. Applicant needs to show proposed meter screening methods for the NWE engineer to review. If using a screening wall a drawing of the screening wall need to be reviewed and approved by NWE for underground utility installation under the wall and access for operation and maintenance lines and equipment. Applicant Response: Landscape screening is proposed, see landscape sheets. 6. Screening Wall criteria. a. Gas service cannot penetrate foundation walls that are attached to the building foundation per the International Fuel Code. Gas riser need to penetrate the building above ground. However, if the foundation is not attached to the building i.e. the foundation wall is isolated from the building for just supporting the wall, this is acceptable. b. If this is a free standing foundation wall, a knock-out must be provided that is a min of 2’x2’ but may be required that the knockout be larger on the electric service depending on the meter base amperage. Consult NWE for proper sizing of knock-out c. Contact NWE for placement of knock-out to insure that it lines up properly with the termination location to prevent bends in the gas or electric services. d. Screening must meet the clear zone requirement of NWE Electric Service Requirements which typically for commercial application is 48” from the face of the electric meter. See meter location comment. e. Gas meter cannot be located in recessed location where it is not open atmosphere above the meter without approval from NWE. f. Screening cannot consist of rolling doors or other devices that are required to be open to access the meters. 7. Transformer location to Building. Plans do not show proposed transformer locations. If the building will be requiring 3 phase power a transformer pad site should be planned. Typical 3-phase pad is going to be a 7’x7’ pad. For oil filled transformers a 2-foot clearance is required to non-combustible walls and surfaces that do not have any openings such as doors, windows, air intake, and fire escapes routes, and meets current NEC or NFPA requirements for non-combustible material. For transformers 750kVA & larger a 3-foot 6-inch clearance is required. For both locations, 10-feet of clearance is required on the front side of the pad where the transformer doors are located. Note, all distances are referenced to the edge of the pad. For any combustible surface, not meeting current NEC or NFPA requirements for non-combustible material, a minimum of a 10-foot clearance is required. For planting of bushes or shrubs a Minimum Working Space for a Pad-Mounted Transformer, is 4-feet on the sides and back portion of the concrete pad and 10-feet of clearance on the front side of the pad where the transformer doors are located. Note, all distances are referenced to the edge of the pad. The NWE project engineer will help to determine the appropriate location for the transformer. Due to COVID-19 there has been an impact on receiving larger three phase and single phase transformers and a longer timeline may be needed to receive the needed equipment for these services. 8. Utility easement. Any extension of gas main or electric primary will need to be installed within 10-foot or greater easement. To establish the needed utility easement locations the NWE project engineer and Northwester Energy’s real estate representative will help to establish these locations as well as the needed documentation. 9. Landscaping. No large, deep rooted trees or bushes will be allowed within the 10-foot utility easement. No large trees reaching heights of 15-feet or taller will be allowed under any overhead distribution lines. All other approved landscaping will be placed so as not to damage, prevent or hinder operation and maintenance of NWE utilities. 10. For landscaping, planting of bushes or shrubs a Minimum Working Space for a Pad-Mounted Transformer is 4-feet on the sides and back portion of the concrete pad and 10-feet of clearance on the front side of the pad where the transformer doors are located. Note, all distances are referenced to the edge of the pad. Applicant Response: Applicant acknowledges the above comments and requirements. 11. Submit an application online to have the NWE project engineer work with the applicant on easements and location of transformers, service meters and all relocation or removal of existing utilities. 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. Applicant Response: Applicant acknowledges the comment. An application has been submitted Parks and Recreation; Matthew Lee, mjlee@bozeman.net, 406-582-2908 1. The value for Cash in Lieu of parklands has increased to $2.07 per square foot. a. Please revise calculations accordingly. Applicant Response: Applicant has revised calculations. Refer to the itemized list of changes and revisions below. 2. Please provide a written justification for why cash in lieu of parklands is proposed rather than providing parklands on site. Applicant Response: Cash-in Lieu of Parkland is proposed on this site due to its size, density, and proximity to nearby recreation. The parkland required due to density is roughly one-quarter of the site area. Utilizing this area for park would drastically reduce the amount of much-needed housing provided on the site. Furthermore, users of this development have excellent access to existing parks and open space including direct access to the shared-use path along Manley Road, and Glen Lake Rotary Park (Bozeman Beach) is located across the street from this site. 3. Please clarify the 0.77 net residential density acreage calculation. Referring the Planning Comment #4 for more information. Applicant Response: Applicant has revised the calculations. Refer to the itemized list of changes and revisions below. Water Conservation; Chelsey Trevino, ctrevino@bozeman.net, 406-582-2265 The Water Conservation Division appreciates the use of drought tolerant plant species and the installation of water efficient (MSMT) spray nozzles in overhead pop-up irrigated areas. The following recommendations to the Bridger Skyline project plan are provided to maximize landscape health and resiliency while minimizing outdoor water consumption. Adhering to these recommendations is not required to receive plan approval. 1. Reduce the use of Kentucky bluegrass within areas surrounded by pavement and/or parking spaces and install native seed mix and/or drought tolerant plants/shrubs in these areas instead. 2. On sheet L102, the gallons used per month of the perennial beds states 2.988 gallons/month and it is recommended that a comma be used in place of the period to accurately depict gallons used per month for the perennial beds (2,988 gallons/month). Applicant Response: Applicant acknowledges and appreciates these comments. II. List of Drawing Changes and Corrections A00 COVER SHEET Parking calculations have been revised per planning comments. Net residential density calculation has been revised per planning comments. A05 NET AREA PLANS Various areas have changed as a result of design revisions. A06 GROSS AREA PLANS Various areas have changed as a result of design revisions. A10 SITE PLAN Internal property lines have been removed as a result of lot aggregation. Calculations have been revised - see A00 Cover Sheet (calculations are duplicated on this sheet) Refuse enclosure and building water riser room area has been revised. Proposed utility easement locations have been included. ADA unload area has been clarified per planning comments. A11 SITE DETAILS Added North-South Site Section per planning comments. Concrete Landscape Wall Detail added. Refuse enclosure details have been revised to include a roof covering. A20a LEVEL 1 FLOORPLAN – BUILDING A Windows have been added to unit 101A & 107A. Fire Riser Room size and layout has been revised. A20b LEVEL 1 FLOORPLAN – BUILDING B Level 2 Floorplan has been relocated to sheet A21b. Fire riser room has been revised. Windows have been added to unit 108B. A20c LEVEL 1, 2 FLOORPLAN – BUILDING C Unit 114C - Common Shower Room and Fire Riser Room layout has been revised. Windows have been added at units 114C, 112C, and 212C. A20d LEVEL 1,2, & ROOFPLAN - BUILDING D Water Riser Room has been added. Refuse enclosure roof has been added. Skylight configuration has been revised. A21b LEVEL 2 FLOORPLAN – BUILDING B Level 2 plan has been relocated to this sheet. Roof plan has been relocated to new sheet A21c. Stairs to loft have been removed in units 211B & 208B (previously shown in error - no lofts exist in these units) A21c ROOFPLAN – BUILDING C Loft level has been added (previously not shown in error). Skylight configuration has been revised. A22a ROOFPLAN - BUILDING A Skylight configuration has been revised. A22b ROOFPLAN – BUILDING B Skylight configuration has been revised. This is a new sheet that has been added. Building C Roof Plan previously on A21b has been relocated to this sheet. A25 UNIT FLOOR PLANS – TYPE 1 Fire Riser Room size and layout has been revised. Window has been added. A29 UNIT FLOOR PLANS – TYPE 5 Common Shower Room and Fire Riser Room layout has been revised. Window has been added. A30a ELEVATIONS – BUILDING A Transparency calculations have been clarified. Window has been added Building A North Elevation. Overall building height has changed due to design revisions. A30b ELEVATIONS – BUILDING B Transparency Calculations have been clarified. Overall building height has changed due to design revisions. A30c ELEVATIONS – BUILDING C Transparency Calculations have been clarified. Overall building height has changed due to design revisions. Window has been revised - Building C North Elevation. Window has been added to Building C South Elevation. A30d ELEVATIONS – BUILDING D Transparency Calculations have been clarified. Overall building height has changed due to design revisions. Windows have been revised - Building D North & South elevations Refuse Enclosure and Water Riser Room have been revised. A31a ELEVATIONS – BUILDING A Overall building height has changed due to design revisions. A31b ELEVATIONS – BUILDING B Overall building height has changed due to design revisions. Windows have been added to Building B North Elevation. Window has been revised - Building B East elevation. A35 EXTERIOR MATERIALS Gauge thickness information has been added to Metal products C1.0 CIVIL OVERALL PLAN AND COVER SHEET Lot labels have been revised per the lot aggregation. Street vision triangle has been added. Construction and map have been updated. CILWR Note has been revised. C2.0 OVERALL SITE PLAN Updated Crosswalk detail has been noted. ADA parking area has been revised and annotated. Utility and grading has been revised - See C2.1 & C.2. C2.1 SITE UTILITY PLAN Building d water line has been revised. Dry utility routing has been revised. Easement has been added for dry utilities. C2.2 SITE GRADING AND DRAINAGE PLAN Grading has been revised at building entries along Manley and Iron Horse Roads. Grading has been revised at building entries along the internal drive. Dry well and trench drain design has been revised. C3.0 CIVIL DETAILS Concrete crosswalk detail has been revised. L101 NORTH LANDSCAPE PLAN Various Landscaping areas have been revised - see L103 North Landscape Plan. L102 PLANT SCHEDULE AND NOTES Plant schedule and notes have been revised L103 NORTH LANDSCAPE PLAN Various Landscaping areas have been revised - see L103 North Landscape Plan. L301 IRRIGATION PLAN This is a new sheet that has been added to illustrate irrigation design. E10 SITE LIGHTING AND PHOTOMETRIC PLAN Lighting has been revised to show required illumination values at building entries. III. Documents The following documents have been added or revised: 1. RC development application form. 2. RC Narrative (this document). 3. Revised N1 Noticing Checklist including adjoining properties list. 4. A DEQ letter confirming the site is free and clear from environmental hazards. 5. Owner Entity information. 6. Amended Plat Drawing (Part of the separate subdivision exemption application) . 7. Revised topographic survey. 8. Cash in-lieu of water rights confirmation. 9. Draft utility easement and exhibit. 10. Additional email correspondence.