HomeMy WebLinkAboutEvergreen Shops Narrative
June 8, 2022
City of Bozeman
Planning Department
Bozeman, MT 59715
Re: Evergreen Drive
Please find attached a site plan submittal for the property at Lot 2 in Minor Subdivision 437
located on Evergreen Drive. The property is zoned M-2.
The project consists of 3-4 units of commercial shop condo space with the potential for
warehousing or light manufacturing uses.
The property will be accessed from Evergreen Drive. The parking calculations are shown on
the cover sheet.
Below is a response to the Concept Review (#22024):
Changemarks Report:
1. 1. Need detailed plan for refuse enclosure. 2. Refuse enclosure will need to be
covered. The plan for the refuse enclosure is included on sheet A1.1. Per the UDC, I
do not believe the enclosure needs to be covered. There is no second level or
residential adjacency.
2. There is an existing three phase underground electric primary wire that crosses the
lot where the building is to be located. This primary line will need to be relocated to a
different location to service the customer adjacent to the north. Submit an application
online to have the NWE project engineer work with the applicant. Go to
www.northwestern energy.com/construction to apply online. This will need to be
completed weeks in advance to assure any construction or preliminary construction
needs for the new building is not delayed. This process is under way.
3. 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. Meter locations will need to be approved by NWE.
Preferably on the northwest section of the building. This process is under way.
4. Please show the 10' utility easement along the property frontage that is included
within the 60' Public Access and Utility Easement per the subdivision plat. Civil Site
Plan included with this application accurately reflects all easements associated with
this property. A copy of the Final Plat of Minor Subdivision No. 437 has been included
for reference. The Final Plat indicates that the mentioned 10’ utility easement is only
located on the western side of Evergreen Drive whereas the property under review is
located on the eastern side of Evergreen Drive.
visser architects p.c.
163 quiet water way
manhattan, mt 59741
ph. (406) 282-9922
mobile (406) 580-6327
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5. DSSP Section V A - Water services must be shown on the plans and a water design
report must be prepared by a professional engineer for the proposed project. The
water distribution system must be designed to meet the maximum day demand plus
fire flow and the peak hour demand. Understood, a copy of the certified water design
report has been included with this application for reference.
6. 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 to site plan approval. Understood,
a copy of the certified sanitary sewer design report has been included with this
application for reference.
7. The existing 21" sanitary sewer trunk main south of the site may be used for sewer
service connections serving the subject site. However, the applicant is advised that
this main is in poor condition and it has been assigned a NASCO pipe criticality rating
of 5.
The City is working with a private consultant to determine the best rehabilitation
method. Currently, lining appears to be the best method. The City would prefer that
the applicant wait to perform any service line taps until after the main lining is
completed. The City is planning for project completion this year pending any
permitting hurdles.
If the applicant proceeds prior to the lining, detailed tapping details will be necessary,
as well as constant communication with city utilities representatives and the
engineering division. Trenching around the main is discouraged, and any damages
will be the full responsibility of the applicant. Understood, the property owner and
developer have been notified of this advisement.
8. DSSP Section II A. 4. - The applicant must include a storm 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. Understood, a copy of the certified storm sewer design
report has been included with this application for reference.
9. DSSP Section II C. - The applicant must provide on-site detention with release rates
limited to predevelopment runoff rates. Retention ponds must be sized based on a
10-year, 2-hour storm intensity. Understood.
10. Montana Post Construction Storm Water BMP Design Manual - The proposed project
is located in an area that is known to have seasonally high groundwater. The
applicant must demonstrate that seasonal high groundwater will not impact the
function or maintenance of the proposed facilities. Industry guidance recommends a
three-foot minimum separation from the bottom of the proposed facility to the
underlying groundwater table. The applicant must provide local seasonal high
groundwater elevations to support the proposed design. Understood, record of
ground water measurements is included with the storm water design report under
appendix C. The minimum required separation has been met while also utilizing a
conservative design approach to further ensure separation and structure capacity.
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11. 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. Understood, cash-in lieu
water right fee has been submitted to the City for review. Payment will be made prior
to final site plan approval.
12. 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
(SIDâ ™s) on City standard record Form. The city standard form is uploaded to the
project and included for your review and execution in the City Documents folder.
Understood, the SID requirements are unknown at this time and a completed waiver
will be filed with the City prior to final site plan approval.
13. BMC 38.400.060 - The Evergreen Drive is classified as a â œlocalâ street.
Development of the Site requires the improvement of this street along the Siteâ ™s
frontage to City standards, including proper drainage, pavement, sidewalks, curb and
gutter and proper access points into the Site. Understood. We respectfully ask the
City for a departure of this requirement given that the current local street does not
posses all of the listed requirements. This property is proposed as an in-fill
development and not a stand-alone new development. All existing conditions will be
maintained.
14. DSSP Plans and Specifications Review Policy A. -Plans, specifications, and
submittals for public street infrastructure improvements must be submitted to the City
Engineering Department (engsubmittals@bozeman.net) for infrastructure review.
There are no proposed street infrastructure improvements associated with this
development
15. BMC 38.520.040 - The applicant must provide direct, ADA compliant pedestrian
access between all ground related unit entries and a public street. Understood, ADA
design standards have been incorporated into the current Site Plan drawings.
16. 2021 ICC Building Codes are being adopted. Projected date May 1st. 2022
Understood.
Checklist Comments:
5. BMC 38.560. Signs. Please indicate any signage locations, if applicable, in
accordance with this section of the BMC during the formal submittal. Please note a
separate sign and building permit must be obtain prior to the construction, placement,
erection or modification of any signage in conformance with this section of the BMC.
Sign locations are not currently known. A signage plan will be submitted as the
locations are known.
6. BMC 38.570. Lighting. Please provide a detailed lighting plan, if applicable, in
accordance with this section of the BMC during the formal submittal. A detailed
lighting plan is included as a part of the site plan submittal.
7. BMC 38.550. Landscaping. Please provide a detailed landscaping plan in
accordance with this section of the BMC and Sec. 38.220.100 during the formal
submittal. An irrigation plan is required as denoted in this division of the BMC. A
detailed landscaping plan is included as a part of the site plan submittal.
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8. BMC 38.540.050 - Number of parking spaces required. Please denote the number of
employees for all units. Employees and parking are detailed on the Cover and
architectural sheets.
9. BMC 38.540.020 - Stall, aisle and driveway design. Please provide bicycle parking
calculations based on the required parking spaces in accordance with Sec.
38.540.050. Please provide bicycle rack details is in accordance with this section
during the formal submittal. Bicycle parking and rack details are provided on the
architectural site plan.
10. BMC 38.540. - Please clarify if the interior garages will be used as a parking space. If
interior individual garages will be constructed, exterior parking cannot occur adjacent
to the south side of the building behind those stall. Stacking of off-street parking
spaces is precluded per Sec. 38.540.010.A.5. Please provide clarity to the intent of
these areas. I am counting 1 space within the garage in the parking calcs, but not the
space directly behind the overhead doors. No stacked parking is being utilized.
11. BMC 38.510. General comment regarding elevations. Please provide elevations for
all facades. Included.
12. BMC 38.530.070 - Please ensure blank wall is address along the west elevation.
Addressed within the submittal.
13. BMC 38.530.060 - Building materials. Please ensure all the provisions in Sec.
38.530.060. that are applicable are met in the formal submittal. Understood.
14. BMC 38.520.070 - Location and design of service areas and mechanical equipment.
Please ensure conformance with this section of the BMC for the proposed trash
enclosure location and any other service areas and mechanical equipment. Shown
on site plan and, conforming, to the best of my knowledge.
15. BMC 38.520.040 - Non-motorized circulation and design. Pathways must be
separated from structures by at least three feet of landscaping. Departures are
permitted for other landscaping and/or faade design treatments to provide attractive
pathways will be considered. Examples include sculptural, mosaic, bas-relief artwork,
or other decorative treatments that meet the intent. Please ensure this provision is
met along the western an southern portions of the building. This provision is met.
16. BMC 38.510.030.G - Other block frontages. Building entrances: At least one building
entry visible and directly accessible from the street is required. Where buildings are
set back from the street, pedestrian connections are required from the sidewalk.
Please provide a pedestrian connection to the ROW. Please ensure at least one
building entrance is visible and directly accessibility from the street. A departure
opportunity is available for this standard. Please refer to Sec. 38.510.030.G. Faade
Transparency: Please provide faade transparency calculations in conformance with
Table 38.510.030.G. Parking Location: A 10' buffer of landscaping between the
street and off street parking areas meeting the performance standards of division
38.550 of this division is required. A departure opportunity is available for this
standard. Landscaping: The area between the street and building must be
landscaped and/or private porch or patio space. For setbacks adjacent to buildings
with windows, provide low level landscaping that maintains views between the
building and the street (along the western portion). Also provide plant materials that
screen any blank walls and add visual interest at both the pedestrian scale and
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motorist scale. For extended wall areas, provide for a diversity of plant materials and
textures to maintain visual interest from a pedestrian scale Understood.
17. BMC 38.410.080 - Grading and drainage. Stormwater facilities generally must not
occupy more than one-third of a required front setback. Departures will be considered
(per section 38.250.060) for stormwater facilities with Low Impact Development (LID)
components, underground components, or exceptional design. Please ensure the
proposed stormwater facility is in conformance with this standard or it may need to be
relocated or resized. Stormwater retention/detention facilities in landscaped areas
must be designed as landscape amenities. They must be an organic feature with a
natural, curvilinear shape. The facilities must have 75 percent of surface area covered
with live vegetation appropriate for the depth and design of the retention/detention
facility, and be lined with native grasses, indigenous plants, wet root tolerant plant
types and groupings of boulders to create a functional, yet natural site feature. A
cross section and landscape detail of each facility must be submitted with the final
landscape plan for review and approval. Facilities with a slope up to and including ten
percent grade may be grassed and irrigated to blend into the adjacent landscaped
area. Please provide a landscaping plan with these details accordingly. Understood
18. BMC 38.400.100 - Street Vision Triangle. Please include the street vision triangles on
the site plan as well as the landscape plans to ensure this provision is met.
Understood and included.
19. BMC 38.410.130. Water adequacy. Water rights (cash in lieu) Must be provided at
SP, please coordinate with Griffin Nelson to determine water rights information. Griffin
has been contacted and we are awaiting a response.
20. BMC 38.320.050 - Form and intensity standards - Non-residential and other mixed-
use districts. The front setback must be from the right of way easement line for the
private access road on the property for Evergreen Drive. This has been updated and
is shown correctly.
21. Please provide consistent information for the subject property within all documents
and drawings submitted (i.e. Concept Review Checklist, A1 Form, and all Drawings
have different zoning, building square footage, footprint, and lot size information). The
information has been updated and coordinated.
22. General coversheet comments: Please revise the coversheet calculations for the
square footage of the lot and lot coverage (i.e. 92,217 sf, however, it is 45302 sf).
Please revise Community Plan Designation (i.e. Industrial not Maker Space Mixed
Use). Please revise inconsistent square footage of uses utilized in FAR and Parking
Calculations. The information has been updated and coordinated.
23. BMC 38.220.080 - Site Plan Submittal Requirements. The application must meet the
Site Plan (SP) form requirements and Sec. 38.220.080 of the BMC. Understood
24. BMC 38.270.060 - Improvements. If any necessary on-site and/or off-site
improvements are required that the applicant would like to construct during vertical
construction, please provide a formal request for concurrent construction in
conformance with this section of the BMC. Understood.
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25. General Plan Comments: Please revise inconsistent square footage between
mezzanine information between these sheets (Main Level Plan & Upper Level Plan).
On the Site Plan, please revise the callout for Unit 3B which is in the incorrect place.
The information has been updated and coordinated.
Thank you,
Randy Visser