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Gran Cielo KUL Condos 5 & 6 – Concept Plan Review Comment Narrative
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Gran Cielo Ph. II KUL Condos 5 & 6
Concept Review Comment Narrative
Blk 15, Lot 8
Application 21-248
Planning Division, Danielle Garber, dgarber@bozeman.net, 406-582-2272
Overall Comments
1. Process – A Site Plan Application is required for entitlement. A Subdivision Exemption Application is
required to aggregate the two lots. Any requested departures must be submitted with the
applicable review fees for each departure with the Site Plan. Per Section 38.230.100 include the
following in your submittal.
Response: A subdivision exemption will not be necessary as the two lots will be aggregated on
the final plat.
a. A detailed phasing plan that includes:
i. Detailed construction management plan.
ii. Project phasing and associated improvements necessary for the independent
function of each phase such as parking, pedestrian connections to the street,
and open space.
iii. Without a phasing plan, final occupancy may not be granted until the entire site
is built out and ready for occupancy.
Response: A phasing plan and construction management plan have been included with
this submittal.
b. Easements as required to facilitate utilities and access. Also see engineering comments.
Response: Acknowledged
c. A color exterior material palette keyed to the building elevations (also see building materials
below).
Response: An exterior material palette has been included on sheet A35, and materials are
referenced on elevation sheets A30-A34.
d. Show utility meters, electrical conduits, and other service utility apparatus on the building
elevations.
Response: Exterior utility meters are shown on elevation sheets A30-A34.
e. The site plan may not be approved prior to final plat approval for Gran Cielo Ph. 2.
Response: Acknowledged
Gran Cielo KUL Condos 5 & 6 – Concept Plan Review Comment Narrative
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2. Townhouse and Rowhouse Standards – Section 38.360.240 –With the formal submittal provide
details in the narrative and drawings demonstrating compliance with all applicable rowhouse
standards including open space and building design.
a. Open Space – Provide dimensions and square feet for all proposed open space areas on the
site plan and floor plans, also provide a fencing detail for open space located in the front
setback.
Response: Acknowledged
b. Building Design - Townhouse and rowhouse buildings must comply with residential building
articulation standards as set forth in section 38.530.040.C except that the articulation
intervals must be no wider than the width of units in the building. Townhouse and
rowhouse developments must employ one or more of the "repetition with variety"
guidelines listed in this section. Detail which of the building articulation standards, and
which of the repetition with variety guidelines are being employed to meet these standards.
Response: See “building design” in the attached design narrative for more details on the
proposed design solutions.
3. Single, two, three, and four-household dwellings – Section 38.360.210 – A clear and obvious
pedestrian connection between the sidewalk and the building entry that faces the street is required
for new dwellings. All units fronting on a street need this connection including the rowhouses. All
new dwellings must provide a covered pedestrian entry with a minimum weather protection of 3’ x
3’.
Response: Acknowledged. Please see attached site plan and architectural plans.
4. Location and design of service areas and mechanical equipment - BMC 38.520.070.D – Utility
meters, electrical conduit, and other service utility apparatus must be located and/or designed to
minimize their visibility to the public. Project designers are strongly encouraged to coordinate with
applicable service providers early in the design process to determine the best approach in meeting
these standards. If such elements are mounted in a location visible from the street, pedestrian
pathway, shared open space, or shared auto courtyards, they must be screened with vegetation
and/or integrated into the building's architecture.
Response: Exterior utility meters are shown on elevation sheets A30-A34, and screening is shown
on Landscape sheets. Aside from electric and gas meters, no additional mechanical equipment is
proposed.
5. Building materials – Section 38.530.060 – In the submittal provide details demonstrating
compliance for all exterior cladding materials listed in this section.
Response: An exterior material palette has been included on sheet A35, and materials are
referenced on elevation sheets A30-A34.
6. Stall, aisle and driveway design – Section 38.540.020 – None of the internal garage parking stalls
meet the minimum dimensional standards to be considered parking spaces as detailed in this
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section, two car garages must be 20-feet wide x 22-feet deep interior wall to interior wall. Ensure
the dimensions for each driveway for the stacked parking meet the dimensional standards of 9’ x
18’. If on-street parking is to be utilized dimension and show the spaces on the site plan drawing
outside of vision triangles.
Response: The architectural plans have been updated to meet the minimum dimensional
standards for parking spaces. On-street parking spaces have been shown and dimensioned on
sheet A10 – Site Plan.
7. Detail not sufficient for comment on the following sections, demonstrate compliance with the
formal submittal or the next concept review:
a. Lighting – Section 38.570.040
b. Grading and drainage – Section 38.410.080
c. Landscaping – Section 38.550
Response: These items have been included with the site plan submittal.
Engineering Division, Alicia Paz-Solis, apazsolis@bozeman.net, 406-582-2976
1. See attached memo.
NorthWestern Energy; Tom Stewart, thomas.stewart@northwestern.com, 406-582-4602
21248 Gran Cielo Ph. II KUL Condos 5 & 6 CONR - NWE Project Engineer Kory Graham
Kory.Graham@northwestern.com
Electric primary and gas mains will need to be extended to the proposed project location. A full
complete engineering design will be needed by the NWE project engineer to determine location of
utility equipment to provide the needed electric and gas services. An application will need to be
submitted to get this part of the project started.
Response: An application has been submitted.
Applicant is showing the needed 10-foot utility easements are shown along the west, south and east
part of the property. Location of transformers and secondary junction cans will be determined
through the design process.
Response: An application has been submitted.
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
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bases and 48-inches for installations requiring cabinets. Location of the meter(s) shall allow easy
access to the meters for operation and maintenance.
Response: Architect to coordinate with NWE regarding meter locations.
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 gas regulator will need to be 3-ft or more separation from the closest
corner of any portion of the electric meter base.
Response: Architect to determine location of gas regulator.
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.
Screening Wall criteria.
o 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.
o 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
o 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.
o 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.
o Gas meter cannot be located in recessed location where it is not open atmosphere above
the meter without approval from NWE.
o Screening cannot consist of rolling doors or other devices that are required to be open to
access the meters.
Response: Please refer to the landscape design for meter screening details.
Transformer location to Building. The location of transformers will be determined by the NWE
Project Engineer. 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
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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.
Response: Acknowledged
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.
Response: Acknowledged
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.
Response: Acknowledged
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.
Response: Acknowledged
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.
Response: An application has been submitted.
Solid Waste Division; Russ Ward, rward@bozeman.net, 406-582-3235.3
1. With the use of individual residential totes SWD is ok with the plan.
These Divisions did not provide comment. Contact reviewers directly with individual questions.
1. Building Division, Ben Abbey, babbey@bozeman.net, 406-582-2950
2. Sustainability Division; Natalie Meyer, nmeyer@bozeman.net, 406-582-2317
3. Water Conservation; Jessica Ahlstrom, jahlstrom@bozeman.net, 406-582-2265
4. Stormwater Division; Adam Oliver, aoliver@bozeman.net, 406-582-2916
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5. Water and Sewer Division; John Alston, jalston@bozeman.net, 406-582-3200
6. Forestry Division; Alex Nordquest, anordquest@bozeman.net, 406-582-3205
7. Parks and Recreation Department, Addi Jadin, ajadin@bozeman.net, 406-582-2908
8. Fire Department, Scott Mueller, smueller@bozeman.net, 406-582-2353
Engineering Division, Alicia Paz-Solis, apazsolis@bozeman.net, 406-582-2272
Easements
1. BMC 38.410.060.B.2 - The applicant must provide a ten (10) foot utility easement (power, gas,
communication, etc.) along the developments property frontage prior to Site Plan approval.
Response: A ten foot utility easement has been provided along the development’s property
frontage. Please see Sheet C1.1, Dimension Plan. A draft of the 10 ft. utility easement has
been provided with this submittal.
2. BMC 38.410.060.C.1 - The applicant must provide a thirty (30) foot public utility easement to
accommodate both water and sewer. An additional ten feet of width is required for each
additional main that occupies the easement.
Response: A thirty ft. public utility easement has been provided for the proposed sewer main.
Please refer to Sheet C1.0, site plan. A draft of the public utility easement has been provided
with this submittal.
3. BMC 38.410.060.C - For proposed shared access, the applicant must provide a mutual access
easement for lots 7 and 8.
Response: This item no longer applies because lots 7 & 8 were combined into one lot (lot 8).
A mutual access easement has been included on the site plan for the internal drive aisle.
Please refer to Sheet C1.0. A draft of the mutual access easement has been provided.
Easement must be provided on city standard easement template. Drafts must be prepared for
review and approval by the city with site plan modification submittal. Signed hard copies of the
easements must be submitted to the city prior to modification approval. The applicant may
contact the review engineer to receive standard templates.
Response: Acknowledged
Water and Wastewater
1. BMC 38.410.070 and DSSP V.A - Prior to a determination of adequacy the applicant must
provide a max day demands of domestic water usage for the proposed site development. The
estimates must be certified by a professional engineer.
Response: Estimates of domestic water usage have been provided for the proposed
development.
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2. 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.
Response: Fire service plans will be included with the infrastructure submittal.
3. The applicant is advised that due to the known high groundwater and soil conditions within the
proposed area of development an increased rate of corrosion has been observed with ductile
iron water mains, thus decreasing the longevity of publicly owned and maintained
infrastructure. The applicant must provide corrosion protection for all future water mains
within the development and identify how the mains will be protected with future infrastructure
submittal. Acceptable protection methods include zinc coated ductile iron or v-bio enhanced
polyethylene encasement of the main.
Response: No new water mains are proposed as part of this development. The 4-in. ductile
iron fire services will be wrapped in v-bio polyethylene encasement.
4. BMC 38.410.130 - Water Rights: The applicant must contact Griffin Nielsen with the City
Engineering Department to obtain a determination of cash-in-lieu of water rights (CILWR).
CILWR must be paid prior to site plan approval.
Response: Griffin Nielsen has been contacted regarding CIL-WR. Please see attached CIL-WR
calculation.
Stormwater
1. BMC 38.540.020.M - Snow removal storage areas must be sufficient to store snow accumulation
on site. Such areas may not cause unsafe ingress/egress to the parking areas, may not cause
snow to be deposited on public rights-of-way, may not include areas provided for required
parking access and spaces, and may not be placed in such a manner as to damage landscaping.
All snow removal storage areas must be located and designed such that the resultant
stormwater runoff is directed into landscaped retention/detention and water quality
improvement facilities as required by the engineering department, or in compliance with the
storm drainage provisions of chapter 40 article 4, and/or best practices manual.
Response: Snow storage areas are illustrated on the site plan. Please refer to Sheet C1.0. In
the event that the provided snow storage areas do not provide adequate storage, snow will
be hauled off site.
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Transportation
1. BMC 38.220.080.A.2.g - The applicant must submit a peak hour trip generation value to the City
to determine whether a traffic impact study is required.
Response: Based on the Institute of Transportation Engineers (ITE) Trip Generation Manual,
10th Ed., a value of 0.44 trips per unit was used (Multi-family Housing (Mid-Rise)). This results
in a peak-hour trip generation of 9 trips per hour (21 units * 0.44 trips/unit/hr. = 9 trips/hr). A
traffic study was completed for the entire subdivision at the start of construction. The traffic
study has been included with the site plan submittal.
END OF NARRATIVE