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2 June, 2022 City of Bozeman, Department of Community Development Ms. Danielle Garber, Associate Planner 20 East Olive Street PO Box 1230 Bozeman, MT 59771 Re: Icon at Northwest Crossing, Application 21059, Concept Review Comments Dear Danielle, Thank you for providing comments on the Icon at Northwest Crossing Concept Review, along with City staff. Valuable feedback was received on March 29, 2021. Our team’s comment responses are detailed on the following pages. Please feel free to reach out if you have any questions by phone, 970-222-5407 or by email, ksavage@norris-design.com. Sincerely, Norris Design
Kelley L. Savage, PLA, CLARB
244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com
COMMENT SUMMARY:
Planning Division, Danielle Garber, dgarber@bozeman.net, 406-582-2272
Applicant Questions/Comments
1. Staff does not support removal of Wellspring Drive between Twin Lakes Avenue and Rosa Way from the plans for the reasons cited in both the Master Site Plan #19440, and Preliminary Plat #20113 applications. Revisions to the approved road alignment will require further review of the preliminary plat by the DRC, Planning Board, and City Commission as a material modification under 38.100.070.B. RESPONSE: Noted, Thank you. The applicant is no longer planning to move forward with the removal of Wellspring Drive.
Overall Comments 1. Process and Submittal Requirements – A Site Plan Application is required for entitlement. Any requested departures must be submitted with the applicable review fees for each departure. Per Section 38.230 include the following in your submittal. RESPONSE: Noted, Thank you. These items have been addressed in the Site Plan submittals.
The community desk framework map to designate block frontages for the future roads in this application has not yet been submitted. The below review is based on the stated block frontage designations in the application. a. As the applicant is aware, the site plan cannot be approved without the final plat review, approval, and recordation at the Gallatin County Clerk and Recorder. b. Provide a narrative response to the design guidelines and conditions of approval approved with Master Site Plan #19440 with the formal submittal. c. With the formal submittal denote which areas are subject to B-2M zoning and which are subject to REMU zoning. d. Site plan review can provide project entitlement for a maximum of two years. Per 38.230.090 Each phase of a plan must not include more buildings than will be constructed within a one-year timeframe. RESPONSE: Noted, Thank you. e. Provide a phasing and construction management plan that will facilitate final occupancy of buildings, open space, parking, and other amenities for each phase. The applicant indicated that phasing may not be desired, this would mean that no final occupancy may be obtained until full completion of the entire 15 acres of buildings and site improvements. RESPONSE: Noted, Thank you. The project is being submitted as a Master Site Plan, Phase 1 Site Plan and Phase 2 Site Plan. A concurrent construction plan is also included with the Master Site Plan Submittal. f. Unify the building types between the Civil and Arch sheets. For example Building Type A floorplans should be easy to reference on civil sheet, which currently lists Type-1, Type-2, 3-plex carriage building, etc. Staff recommends providing a key for unit types and building types to simply review. RESPONSE: Noted, Thank you. The below items have been addressed as part of the Site Plan submittal. g. Design Review Board (DRB) review is required. This meeting will be scheduled once the site plan reaches adequacy and public notice can be scheduled.
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RESPONSE: Noted, Thank you. h. Recreation and Parks Advisory Board (RPAB) review is required. Please coordinate with the Parks Department. RESPONSE: Noted, Thank you. i. Provide draft property owner’s association documents with the formal submittal if the units/buildings are to be sold individually. RESPONSE: Units/Buildings will not be sold individually. j. Provide draft legal documentation that supports shared infrastructure, such as the stormwater facilities and shared access and parking. RESPONSE: This information has been provided with the MSP/SP submittals.
k. A color exterior material palette keyed to the building elevations, including windows demonstrating transparency (also see block frontage and building materials below). RESPONSE: This information has been provided within the architecture sheets in the MSP/SP submittals.
2. Block Frontage Standards – BMC 38.510. This project includes multiple block frontages: Special Residential internally and primarily mixed-Landscaped along all streets, with a storefront designation along Wellspring Drive east of Twin Lakes. a. The application states that Wellspring Drive east of Twin Lakes Avenue is proposed to be a Storefront designation. Currently a maintenance building, trash enclosure, drive access and parking lot is proposed along the primary frontage. These uses are inconsistent with the storefront block frontage requirements including building placement, building entrances, weather protection, and parking location. RESPONSE: Revisions have been made to site, landscape and architectural designs to be consistent with the block frontage requirements. 3. Mixed-Landscaped Block Frontage – BMC 38.510.030.C. Demonstrate compliance with this section in your formal submittal narrative and drawings including: a. Building placement. A 10-foot minimum front setback, or greater where necessary to accommodate easements is outlined in this provision and must be provided. b. Façade transparency – Residential buildings, at least 15% of the entire façade (all vertical surfaces generally facing the street). c. Building entrances – Building entrances must be visible and directly accessible from the street for all building ends facing a street. d. Weather protection – At least 3-feet deep over primary residential entries. e. Landscaping - 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, provide low level landscaping that maintains views between the building and the street RESPONSE: The above items have been addressed in the MSP/Site Plan submittals. 4. Special Residential Block Frontage – BMC 38.510.030.J. For residences with ground floor living spaces facing a sidewalk or pedestrian path in a residential or mixed use development, the building
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must feature at least one of the public/private space transition elements described below. The objective of this standard is to ensure privacy and security for residents, and an attractive and safe pathway that complements the qualities of adjoining residences within a residential complex. Detail in the narrative and drawings which transition elements are being employed in the site and building design. An example of where special residential requirements apply is shown below in red. Mixed-landscaped frontages are shown below in purple. a. Raised deck or porch option. Provide at least a 60 square foot porch or deck raised at least one foot above grade. The porch or deck must be at least six feet deep, measured perpendicular to the building face. (The deck may be recessed into the unit floor plan so that deck does not extend from the building face a full six feet.) A low fence, rail or hedge, two feet to four feet high, may be integrated between the sidewalk or internal pathway and deck or porch. b. Front setback options. Provide a minimum ten-foot setback between the sidewalk or internal pathway and the face of the residence. Design options for the front setback:
i. Landscaped area, meeting the provisions of division 38.550.
ii. Semi-private patio space screened by a low fence or hedge (see section 38.350.060). iii. Raised ground floor. If the residence's ground floor is a minimum of three feet above the grade adjacent to the building, then the landscaped area in option 2 above may be reduced to four feet wide (except where greater setbacks are specified for the applicable zoning district in division 38.320).
RESPONSE: The above items have been addressed in the MSP/Site Plan submittals. 5. Non-Motorized circulation and design – BMC 38.520.040.C.2. Sites with residential units. Provide direct pedestrian access between all ground related unit entries and a public street or to a clearly marked pathway network or open space that has direct access to a public street. Residential developments must provide a pedestrian circulation network that connects all main entrances on the site to other areas of the site, such as: a. Parking areas; b. Recreational areas; c. Common outdoor areas; and d. Any pedestrian amenities. Additionally, pedestrian paths to all solid waste enclosures is required. RESPONSE: Direct pedestrian access has been provided from all buildings to a public street as well as to parking areas, recreational areas, common outdoor areas, and refuse locations. See site plan sheets.
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6. Non-Motorized circulation and design – BMC 38.520.040.C.3. Crosswalks are required when a pedestrian path crosses the drive aisle and must contain contrasting material (such as concrete) and/or patterns (such as stamped asphalt), excluding painted surfaces. Detail materials proposed in the formal submittal.
RESPONSE: Concrete crosswalks are shown on the site plan where all sidewalks cross drive aisles.
7. Non-Motorized circulation and design – BMC 38.520.040.C.4. Pedestrian paths through parking lots. Developments must provide specially marked or paved sidewalks through parking areas. At least one walkway must be provided every four rows of parking or at a maximum spacing of 200 feet. The pathways must provide a safe connection to the building entrance and meet the pathway design standards set forth in subsection D below. Lot 4, Lot 15, and the north parking area in Lot 14 need pedestrian paths through the parking lots.
RESPONSE: Pedestrian pathways are shown through parking lots. See site plan sheets.
8. On-Site Residential Open Space – BMC 38.520.060. All multi-household development, including multi-household portions of mixed-use development, must provide minimum usable open space equal to 100 square feet per dwelling unit for studio and one bedroom dwellings and 150 square feet per dwelling unit for dwellings with two or more bedrooms. The required open space may be provided in a combination of ways: a. Shared open space. One hundred percent of the required open space may be in the form of shared open space available to all residents and meeting the requirements of subsection B.2 below. Shared open space may be in the form of courtyards, front porches, patios, play areas, gardens or similar spaces. Staff supports the concept open space designs. The designs appear to meet this section as well as REMU district special standards in 38.330.020. b. Ground level private outdoor space. One hundred percent of the required open space may be provided by ground level outdoor space that is adjacent and directly accessible to the subject unit. Such open spaces must be enclosed by a fence and/or hedge at least 32 inches in height to qualify. Departures to this standards are permitted. See this section for units with ground level decks if counting towards the required total area. c. Balconies. Up to 50 percent of the required open space may be provided by private balconies provided they meet these requirements: such spaces must be at least 36 square feet, with no dimension less than six feet, to provide a space usable for human activity. See this section for units with balconies if counting towards the required total area. Currently meeting area requirements. RESPONSE: Noted, Thank you. These items have been addressed in the Site Plan submittal. The proposal includes a combination of shared open space and balconies. Calculations are provided on the coversheet and site plan documents.
9. Location and design of service areas and mechanical equipment - BMC 38.520.070.C. The sides and rear of service enclosures must be screened with landscaping at least 5-feet wide in locations visible from the street, parking lots, and pathways. A full 5-feet is required the entire length of the sides and rear of the enclosure.
RESPONSE: Noted, Thank you. These items have been addressed in the Site Plan submittal.
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10. Location and design of service areas and mechanical equipment - BMC 38.520.070.E. For rooftop equipment, all screening devices must be well integrated into the architectural design through such elements as parapet walls, false roofs, roof wells, clerestories, or equipment rooms. Screening walls or unit-mounted screening is allowed but less desirable. Wood must not be used for screens or enclosures. Louvered designs are acceptable if consistent with building design style. Perforated metal is not permitted. Provide details for rooftop equipment screen walls.
RESPONSE: All rooftop equipment will be screened from line of sight with increased parapets integrated into the buildings exterior facades.
11. Building massing and articulation – BMC 38.530.040.C. Residential buildings must include articulation features at appropriate intervals relative to the scale of the façade in order to reduce the perceived massing of the building and add visual interest. At least three of the features listed in this section must be employed at intervals relative to the individual dwelling units or at a maximum of every 30 feet. The scale of the façade articulation should be compatible with the surrounding context. Detail in the narrative and drawings which elevation feature is being utilized.
RESPONSE: Building exteriors utilize a number of use of windows, entries, use of vertical piers/columns, change of roofline, siding styles & colors at the exterior facades. All exterior faces are to comply with the listed code section listed above.
12. Building massing and articulation – BMC 38.530.040.E. Building façades wider than 150 feet must include at least one of the listed features in this section to break up the massing of the building and add visual interest. Detail in the narrative and drawings which elevation feature is being utilized.
RESPONSE: Buildings contain multiple features to break up massing and add visual interest. See architectural drawings.
13. Building materials – BMC 38.530.060. In the submittal provide details demonstrating compliance for all exterior cladding materials listed in this section including cementitious wall board and CMU. A color exterior building material palette for each building type including maintenance and clubhouse buildings. This palette must include all siding, trim, roofing, windows, stairways, doors, balconies, railings, storefront, glass/glazing, walls, mechanical screening, trash enclosures, accessory equipment enclosures (generator, etc.), awnings and other architectural elements.
RESPONSE: Building exterior materials consist of a variation of different materials. Locations at the clubhouse where exterior cladding exists at walkways and alternative stone veneer is used to meet compliance.
14. Stall, aisle and driveway design – BMC 38.540.020 a. When counting on-street reductions for residential uses provide an exhibit showing the dimensions and location of each space outside of visions triangles adjacent to the future parcel containing the use. Provide on-street space dimensions and numbering for each proposed lot/building. The on-street dimensions are 7 feet x 24 feet. b. In order for the interior garage stalls to count towards required parking, the required interior dimensions for single stalls is 11 feet wide x 22 feet deep. c. Provide dimensions for stacked parking spaces in front of garages. Ensure that the required 9 feet wide x 18 feet deep space does not overhang pedestrian sidewalks. RESPONSE: Locations of all on-street an on-site parking stalls and quantities are included on the site plan. 15. Number of parking spaces required – BMC 38.540.050.A.4. In the formal submittal and in the parking calculation provide the number of bicycle parking spaces required and provided. Show locations and
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detail bike rack types. a. Required bicycle parking must be provided in a safe, accessible and convenient location. Directional signage must be installed when bicycle parking facilities are not readily visible from the street, sidewalk, or main building entrance. Installation of bicycle parking must allow for adequate clearance for bicycles and their riders. b. Bicycle parking may be provided in a common area to serve multiple buildings. The common area must be within 100 feet of each served building. c. Covered bicycle parking is encouraged. d. Bicycle parking is permitted in required front or rear setbacks. Covered parking may be integrated with required weather protection features. Alternate designs will be considered by the review authority provided the alternate design meets or exceeds the intent of this standard RESPONSE: Bike parking at the interior of building 10 as an amenity to the multi-family project, this is to include +/- 70 bike storage locations. This building location is central to the project and includes accessible means to access the building.
16. Number of parking spaces required – BMC 38.540.050.A.5.a. Bicycle racks must hold bicycles securely, and meet the criteria in this section including two points of support. Preferred bike rack styles are inverted U, coat hanger, or post and loop racks. Other styles which meet the standards above are acceptable, including enclosed bicycle lockers. Comb and wave style racks do not meet the required standard.
RESPONSE: Noted, Thank you. These items have been addressed in the Site Plan submittal and are shown on the landscape sheets.
17. Number of parking spaces required – BMC 38.540.050.A.5.b. See this section for bicycle parking location and dimensional requirements. Bicycle parking must be within 50-feet of an entrance. Bicycle parking spaces must be at least six feet long, and two feet wide per space. An aisle for maneuvering must be provided that is at least five feet wide. RESPONSE: All bicycle parking spaces are six feet long and two feet wide per space. Advisory Comments
1. The USPS has recently made the City of aware of their policy for Mail Carriers to not leave their vehicles to deliver mail to interior mail rooms. There is an appeal process to this decision in the attached guide from the postal service. Contact Jenny Connelley, jconnelley@bozeman.net with any questions.
RESPONSE: Noted, Thank you.
Engineering Division, Lance Lehigh, llehigh@bozeman.net, 406-582-2284 General 1. Bozeman Municipal Code (BMC) 38.230.100.A.12: The applicant has indicated the need for project phasing has not yet been determined for this project. If 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. RESPONSE: A phasing exhibit (Phases 1 and 2) is provided with the site plan submittal and each
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block of development will have all infrastructure, as shown on the site plan, completed within it.
2. Design Standards and Specifications Policy (DSSP): The applicant provided a general overview of the water and sanitary sewer layout, however, given the scale and size of the overall development the applicant needs to provide a detailed utility plan as required with Site Plan submittal. a. This utility plan should include water, sewer, stormwater, gas, electrical, fiber, and other relevant utilities that will service the development. a. The groundwater dewatering drain system piping and components must also be shown. RESPONSE: Utilities are shown and detailed on the site plan. The groundwater dewatering drain is also shown on the plan view although was detailed as part of the subdivision approval. 3. BMC 38.270.030.C: The applicant has indicated that this project is expected to start following completion of subdivision street improvements and final plat approval. The applicant is advised concurrent construction requests must be provided and approved for each phase of the development intended to be constructed prior to completion of public infrastructure improvements servicing the development, including proposed water and sewer main extensions and any additional public street or storm drain improvements proposed with the development. RESPONSE: Concurrent construction plans are included with the Site Plan submittals.
4. The applicant is advised that the name “Icon at Northwest Crossing Apartments” could be confused with the Icon Apartments at Ferguson Farm. The name needs to be changed to alleviate the possibility of confusion during emergency situations with Site Plan submittal.
RESPONSE: Project name has been revised. 5. Northwest Crossing Phase 1 Subdivision Conditions of Approval: The applicant is advised of the recommended plat condition that no basements or crawlspaces may be constructed within the subdivision, unless a professional engineer registered in the State of Montana certifies that the lowest point of any proposed structure is located above the season high groundwater level and provides supporting groundwater data or certifies that the structure has been designed in such a way to accommodate the seasonal high groundwater prior to the release of building permits. In addition, sump pumps are not allowed to be connected to the sanitary sewer system or discharge in the public right-of- way. RESPONSE: A note stating the above has been provided on the final plat.
Easements 1. BMC 38.410.060: Please provide a standalone existing survey with 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). RESPONSE: Easements as proposed on the final plat are graphically shown on sheet C0.2. Proposed easements on the site are shown on the site plan. 2. BMC 38.410.060: All public easements must be provided with the 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
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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. RESPONSE: The applicant requests city review of easement types, locations, and dimensions prior to engaging a licensed professional surveyor to prepare and sign the easements. 3. BMC 38.410.060: A ten foot minimum front set back easement using the City’s standard language must be provided along dedicated streets for the extension of dry utilities. RESPONSE: Ten foot setbacks are shown on the final plat. 4. Northwest Crossing Phase 1 Subdivision Conditions of Approval: The applicant is advised that the groundwater dewatering drain system requires a 10 foot wide minimum utility easement at all locations with additional width as necessary. This easement must be separate from the 10 foot private utility lot frontage easements and must restrict the construction of structures within the easement. RESPONSE: Northwestern Energy has provided documentation that they, and other utilities that use their common trench, do not need the 10 foot wide PUE where the dewatering drain is shown.
5. BMC 38.410.060: Minimum 30-ft public water and sewer main easement must be provided for the water and sewer main improvements proposed within Lot 14. 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.
RESPONSE: Easement widths are shown on the site plan. 6. BMC 38.410.060: Public Access Easements – A public mutual access easement must be placed over the common access drives within the development. RESPONSE: No public access easements are necessary for this development. Traffic Impact Study 1. BMC 38.210.060.A.12: A traffic impact study (TIS) update to the to the preliminary traffic impact study submitted with the Northwest Crossing Subdivision master site plan will be required for the proposed development, which will need to discuss how much daily traffic will be generated on local and neighborhood streets, roads, and alleys when the subdivision is fully developed. RESPONSE: A copy of the updated Subdivision Phase 1 TIS has been submitted with the Master Site Plan. 2. The associated trip distribution within the TIS update needs to be expanded given the scale of the development, which should include critical intersections in order for the City to accurately assess the capacity of the system. RESPONSE: A copy of the updated Subdivision Phase 1 TIS has been submitted with the Master Site Plan.
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3. Multimodal transportation, such as bike lanes and pedestrian facilities must be addressed within the TIS. The TIS should include detail on multimodal transportation to address circulation within the proposed development as well as impacts/needed improvements to the City’s surrounding non-motorized transportation network. RESPONSE: A copy of the updated Subdivision Phase 1 TIS has been submitted with the Master Site Plan. Transportation 1. BMC 38.410.040: Wellspring Drive must be constructed to the full local street standard between Twin Lakes Avenue and Rosa Way to meet the block length requirements to ensure a high level of multimodal connectivity, traffic safety, and ease of traffic control and circulation. a. Engineering is not in support of the abandonment of Wellspring Drive right-of-way between Rosa Way and Twin Lakes Avenue as requested by the applicant. RESPONSE: The applicant is no longer planning to move forward with the removal of Wellspring Drive. 2. BMC 38.410.040: The applicant is advised that engineering has review the proposed mid-block crossing shown between Lot 14 and the park west of Rosa Way and is in agreement with the location. The applicant must complete the following: a. BMC 36.05.070 Traffic lanes, crosswalks, and safety zones; when designation authorized – A crosswalk along with the required signage at the mid-block crossing b. Approved mid-block crossings shall require city standard street lights be installed per DSSP Section XII. RESPONSE: This mid-block crossing was approved as part of the subdivision review .
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 Griffin Nielson with the City Engineering Department to obtain a determination of cash-in-lieu of water rights (CILWR). RESPONSE: Noted, thank you. The applicant is coordinating with the City regarding the CILWR. Water and Wastewater
1. DSSP Section (V) (A) Main Size: The water distribution system model for Phase 1 of the Northwest Crossing Subdivision must be updated with the proposed Lot 14 main extensions to demonstrate meeting the maximum day demand plus fire flow and the peak hour demand requirements for the subdivision with 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.
RESPONSE: The updated water design report has been submitted as part of the site plan infrastructure review package. 2. Bozeman Design Standards and Specifications Policy (DSSP) V.D.1: The alignment of all water, sanitary sewer, and storm sewer mains and services shall be arranged so that there is a minimum of ten (10) feet of horizontal separation between these lines and with any gas lines, power lines, communication lines, utility poles or other above-grade utility structures, and street lights. The applicant must provide adequate
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separation from the edge of streets, edges of concrete curb lines at all locations, etc. In general, private utilities should be removed from public utility easements or have adequate separation. The applicant is advised that the City must have the ability to access buried public utilities for maintenance activities, and to work with the water and sewer department to determine what is acceptable for future maintenance. RESPONSE: All noted utilities have a minimum 10 foot separation between above and below ground dry utilities, trees, and luminaires. 3. Northwest Crossing Phase 1 Subdivision Conditions of Approval: Due to the high groundwater and
increased rate of corrosion within the clay soils all water mains must have additional cathodic protection. A minimum of V-bio polyrap or approved equal is required by the City. RESPONSE: V-bio poly is proposed for the site.
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 project prior with Site Plan submittal. Given the size of the proposed development, additional information is needed to verify downstream sewer capacity as well as keep the City’s wastewater model updated. RESPONSE: The updated sanitary sewer design report will be submitted as part of the site plan infrastructure review package.
5. BMC 38.410.070: The applicant is advised the proposed development falls within the wastewater drainage basin for the Norton East Ranch Outfall and Davis Lane Lift station. The outfall and lift station, listed as Capital Improvement Project (CIP) no. WWIF38 and WWIF31, are currently in progress. The proposed projects must be completed and accepted by the City prior to final plat approval. The City does not guarantee the timing of these projects.
RESPONSE: The applicant understands that both projects are to be completed prior to final plat approval. 6. BMC 38.410.070. The applicant is advised the offsite wastewater interceptor (27” and 21” mains) proposed in Baxter Lane must be completed prior to final plat approval of any phase reliant upon the interceptor. For areas where existing topography does not allow service to be provided with the interceptor those areas must be served by the downstream infrastructure identified within the City’s WWFP. Private lift station(s) may not be utilized. RESPONSE: Private lift stations are not proposed for this site and the applicant understands that the interceptor shall be completed prior to final plat approval.
Stormwater 1. DSSP Section (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
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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. RESPONSE: A storm water drainage report is provided detailing the drainage plan. 2. The applicant is advised that if the drainage design utilizes infiltration, the applicant must demonstrate that the infiltration rate can be maintained for the lifespan of the facility. To maintain infiltration, the design must include pretreatment, which removes silts and sediment from entering the infiltration area. RESPONSE: Pre-treatment is planned to be utilized for infiltration basins. 3. The stormwater report for the master site plan should include calculations demonstrating that adequate space has been dedicated to meet the City storage requirement during seasonal high groundwater. Geotechnical reports and seasonal high groundwater levels need to be provided to verify that future designs will function. The applicant is advised to verify local groundwater elevations and incorporate these levels into the drainage design report. RESPONSE: Storm facilities are designed to be above seasonal high groundwater levels. The Geotech report as well as the groundwater dewatering report are included with the Site Plan submittals.
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.
RESPONSE: Boulevards were not proposed to be utilized for natural drainage technologies as part of the subdivision. 5. The drainage report must include an exhibit with that defines the overall drainage area, respective subwatersheds, and required storage volumes. The overall stormwater design must consider the proposed phasing of the development and ensure that both water quality and quantity standards are satisfied. RESPONSE: Storm water drainage report included in Site Plan submittal. 6. In the event that the applicant wishes to dedicate the proposed street and utility easements as public ROW, public drainage easements must be provided for all storm conveyance facilities located outside of the easements. All stormwater basins must be located in common open space lots, overlaid with a pubic drainage easement. The property owner(s) will remain responsible for the maintenance of the facilities. RESPONSE: All site stormwater basins are located on private land and maintained by the property owner. Natural Resources 1. BMC 38.600: The Site Plan submittal must depict the delineated Baxter Ditch watercourse setbacks floodplain
as determined in the final approved Northwest Crossing Subdivision Phase 1 flood hazard report. All building
finish floor elevations for buildings proposed within the identified flood hazard area must comply with the
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minimum finished floor elevations identified on the final plat, or as required by the Floodplain Administrator.
RESPONSE: Floodplain and associated setbacks are shown on the site plan. 2. The applicant is advised that improvements to the park space east of Baxter Ditch must comply with watercourse setback requirements, floodplain development requirements, and other necessary permits issued by agencies having jurisdiction as necessary for working near waterways and wetlands. RESPONSE: Noted, Thank you. These items are addressed in the Site Plan submittal. See Park Master Plan. Lighting 1. DSSP Section XVIII Submittal Requirements
a. For Street Lighting submittals, provide luminaire cut sheets showing compliance with Table B. New
Construction Lighting Design Guidance and Section XIII. Streetlight Luminaires.
b. For Pedestrian Lighting submittals, provide a Photometric Plan for new installations showing compliance with Table C. Pedestrian Lighting Guidance. Also provide luminaire cut sheets showing compliance with
Section XIV. Pedestrian Luminaires.
c. Lighting calculations showing roadway luminance (comply with Table B), intersection illuminance (comply with Table A), sidewalk illuminance (Section XII
– D), and light trespass (Section XII – D).
d. The applicant is advised a Roadway Luminaire Submittal Form (contained within the DSSP) will be
required with infrastructure review.
RESPONSE: Noted, Thank you. These items are addressed in the Site Plan submittal.
2. Any proposed streets, intersections, and approved mid-block crossings shall require city standard street lights be installed per DSSP Section XII.
RESPONSE: Noted, Thank you. These items are addressed in the Site Plan submittal.
3. The applicant is advised all proposed street, pedestrian and pathway lighting shall be operated and maintained through the creation of a new SILD, through the annexation to an existing SILD, or through some
other equivalent means approved by the City of Bozeman. The approval to create or annex to an SILD shall
be granted prior to final plat for a subdivision or Occupancy if a final plat is not required.
RESPONSE: Noted, Thank you. These items are addressed in the Site Plan submittal.
4. The applicant is advised to coordinate with the Northwest Crossing Subdivision development to ensure all
City light standards are satisfied as well as coordinate (if applicable) on any additional lighting that would need to be installed as part of the site plan.
RESPONSE: Noted, Thank you. These items are addressed in the Site Plan submittal.
NorthWestern Energy; Tom Stewart, thomas.stewart@northwestern.com, 406-582-4602
244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com
CONR - NWE Project Engineer Daniel Wussow, Daniel.Wussow@northwestern.com
• Previous comments have been submitted on this project and therefore, applicant needs to submit an application online to have the NWE project engineer work with the applicant and applicant’s engineer & 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. Daniel Wussow is the NWE project engineer for this area and all questions and correspondence should be coordinated with Mr. Wussow. RESPONSE: NWE application and correspondence is provided with the Site Plan Submittal.
Solid Waste Division; Russ Ward, rward@bozeman.net, 406-582-3235.3
1. Need detailed plan for refuse enclosure. 2. Refuse enclosure will need to be covered. 3. Need 50-feet of straight approach to front of refuse enclosure. Parking is not permitted within the approach area. RESPONSE: 50-feet of approach area has been provided for all refuse enclosures. Detail plans have been included in submittal, refuse enclosures will be covered.
Building Division; Ben Abbey babbey@bozeman.net, 406-582-2950
1. All main floor units will be required to be Type B units per Chapter 11 and the ICC A117.1- 2009. 2. 2% of the total dwelling units on the site will be required to be Type A per Chapter 11 and the ICC A117.1-2009 and are required to be on the main floor where no elevator service is provided in the building. RESPONSE: These requirements have been met, 2% of total dwelling units locations will be provided with final submittals for permit.
Fire Department; Scott Mueller, smueller@bozeman.net, 406-582-2386
• Not in support of removing Wellspring through project, specifically for South portion having only one access off regular street. Two accesses off regular streets due to density.
RESPONSE: The applicant is no longer planning to move forward with the removal of Wellspring Drive.
• On 32 unit buildings, riser rooms should all be positioned to building fronts (a few are on backsides), sidewalks from public way to riser room access need to be added, and fire sprinkler and fire alarm systems are required due to stories and number of units. Other buildings aren’t required to have fire protection systems, but appears they are proactively adding those. Riser rooms should all be sized to city standards. RESPONSE: Riser rooms are positioned on the ends of the building fronted towards the garage side of the building, sidewalks have been included to fire riser room locations. Fire sprinkler on 30 & 32 unit buildings are planned to be installed in compliance with IBC 903.3.1.2
Parks Department, Addi Jadin, ajadin@bozeman.net, 406-582-2908
244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com
1. Contact Addi Jadin regarding parkland proposal and process.
RESPONSE: The applicant has completed additional coordination with the Parks Department and a Park Master Plan is provided with the Master Site Plan.
Forestry Division, Alex Nordquest, anordquest@bozeman.net, 406-582-3225
1. Landscape plan will need to show all vision triangles. Currently shows multiple conflicts with boulevard trees and utilities. No boulevard trees shall be planted within 10’ of signage, streetlights, hydrants, and underground utilities.
RESPONSE: These items are addressed in the Site Plan submittal
THESE DIVISIONS DID NOT PROVIDE COMMENT. CONTACT REVIEWERS DIRECTLY WITH INDIVIDUAL QUESTIONS.
RESPONSE: Noted, Thank you.
Sustainability Division; Natalie Meyer, nmeyer@bozeman.net, 406-582-2317
Stormwater Division; Kayla Mehrens, kmehrens@bozeman.net, 406-582-2270
Water and Sewer Division; John Alston, jalston@bozeman.net, 406-582-3200
Water Conservation; Chelsey Trevino – ctrevino@bozeman.net Water Conservation Technician
The Water Conservation Division strives to promote outdoor water-use efficiency and best practice of landscape
and irrigation installations. The following best practice recommendations to the Icon at Northwest Crossing landscape and irrigation plan are provided to guide the project towards maximizing landscape health and
resiliency while minimizing outdoor water consumption.
1. The landscape design plan should indicate the total landscaped area (ft2) and landscaped area of
each hydrozone (ft2) - designated by grouping plants with similar water needs.
RESPONSE: Noted, Thank you. These items are addressed in the Site Plan submittal 2. Each hydrozone should be on a separate irrigation zone based on the vegetation’s water demand. Grouping
plants with similar watering needs will reduce over or under watering the vegetation.
RESPONSE: Noted, Thank you.
3. Drought tolerant and water-wise landscaping can use approximately 75% less irrigation water than turf grass.
The plant schedule should maximize the installation of drought tolerant landscaping and minimize the use of Kentucky bluegrass, especially within areas surrounded by pavement and/or parking spaces. It is
recommended to install native seed mix and/or drought tolerant plants/shrubs in these areas. RESPONSE: Noted, Thank you. These items are addressed in the Site Plan submittal
244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com
4. Landscape plans should include topsoil depth specification of 4”- 6” (after grading) to allow for proper root depth growth and assist with plant and turf grass resiliency.
RESPONSE: Noted, Thank you. These items are addressed in the Site Plan submittal
5. Specify that perennials, shrubs, and trees will be irrigated using low flow drip irrigation technology that will
directly target the roots. Drip irrigation uses approximately 75% less water when compared to overhead spray irrigation.
RESPONSE: Noted, Thank you. These items are addressed in the Site Plan submittal
6. Multi-spray, multi-trajectory (rotary) nozzles can reduce water loss from evaporation and wind drift by up to
50%. Specify the installation of water efficient sprinkler nozzles (multi-spray, multi-trajectory nozzles or ‘rotary nozzles’) if overhead irrigation is to be used within turf grass lawn areas. To save money and water - check out the City’s sprinkler nozzle rebates for new construction! RESPONSE: Noted, Thank you. These items are addressed in the Site Plan submittal 7. When programmed properly, weather based irrigation controllers can reduce outdoor water use by 25%.
Specify the installation of a weather based irrigation controller that can automatically adjust the watering schedule according to local weather events. To save money and water - check out the City’s WaterSense® weather based irrigation controller rebates for new construction! RESPONSE: Noted, Thank you. These items areaddressed in the Site Plan submittal 8. Rain sensors can reduce outdoor water use by approximately 10%! Specify the installation of a rain/freeze
sensor, which overrides and turns off the irrigation system when a certain amount of rain has fallen. When the sensor dries, it opens the connection to allow the system to resume normal operations. To save money and water - check out the City’s rain sensor rebates for new construction!
RESPONSE: Noted, Thank you. These items are addressed in the Site Plan submittal 9. Overhead sprinkler heads should be installed upright in the ground and ~2”-4” from any paved surface, especially curbs, to minimize sprinkler head damage from snowplows and lawn care equipment. This will
also help to minimize future pavement obstruction of the sprinkler head which can occur as the ground settles over time.
RESPONSE: Noted, Thank you. These items are addressed in the Site Plan submittal
10. After installation, sprinkler heads should be adjusted to throw the proper distance and direction in order to
minimize water waste via run-off and achieve head-to-head coverage. RESPONSE: Noted, Thank you. These items are addressed in the Site Plan submittal