HomeMy WebLinkAboutSite Plan Submittal Narrative
May 9, 2023
City of Bozeman
Planning Department
Bozeman, MT 59715
Please find attached a site plan submittal for 2237 Iron Horse in the Glen Lake Commerce
Subdivision. The property is zoned M-1.
The intent of the project is to build warehouse space for the owner’s expanding business,
Connected Goods. They need a small amount of retail and support space, but primarily
warehouse. They are also proposing one residential apartment unit above the warehouse to
help with employee retention. Depending on budget, the apartment will more than likely not
be finished in the initial build-out phase. One building is proposed for the site with a size of
roughly 5,000 sq. ft. The building is 33’-8” +/- in height. We are providing a total of 4 on site
parking spaces including 1 HC accessible space, as well as one on street parking space.
The owner does not generate a lot of trash so we are proposing totes to be taken to the curb
on trash day. They do generate a fair amount of cardboard so we are proposing a covered
enclosure to contain a recycling bin.
Re: 2237 Iron Horse – SITE PLAN SUBMITTAL
Ref. # 5, Building Division, Ben Abbey, 11/30/22 11:02 AM, Cycle 1, Info Only
Markup: BLDG - 2021 Building Codes, 003_A2.1-MAIN LEVEL PLAN.pdf
Current City Building Code ICC 2021
It is understood the current building code is the ICC 2021. This will be called out on the
building permit submittal.
Ref. # 6, Building Division, Ben Abbey, 11/30/22 11:02 AM, Cycle 1, Info Only
Markup: BLDG - Rated Fire Separations, 003_A2.1-MAIN LEVEL PLAN.pdf
Please provide Listed Fire separations at the building permit submittal for between dwelling and the
other occupancies.
The assemblies will be called out on the building permit submittal.
Ref. # 4, Engineering, Alicia Paz-Solis, 11/30/22 10:44 AM, Cycle 1, Info Only
Comment:
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:
a. Street improvements to Manley Road including lighting, signalization, paving, curb/gutter,
sidewalk, and storm drainage.
b. Intersection improvements to Manley Road and Griffin Drive.
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,
visser architects p.c.
163 quiet water way
manhattan, mt 59741
ph. (406) 282-9922
mobile (406) 580-6327
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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. Please select and
fill out the appropriate template found in City Documents and Staff Reports folder.
A draft of this document is submitted with the re-submittal. The final document will be
signed, notarized, and submitted prior to site plan approval.
Ref. # 7, Engineering, Alicia Paz-Solis, 12/1/22 4:42 PM, Cycle 1, Info Only
Comment:
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. I am trying to get
to the bottom of this – I’ve had numerous correspondence with DEQ and Terracon.
The original developer has hired Terracon to provide documentation that the dirt piles
have been removed.
Ref. # 8, Engineering, Alicia Paz-Solis, 12/5/22 11:31 AM, Cycle 1, Info Only
Comment:
Site Plan - Please refer to the City of Bozeman Design Standards and Specifications
(DSSP) Section I.D for site plan submittal requirements. Understood
Ref. # 9, Engineering, Alicia Paz-Solis, 12/5/22 11:31 AM, Cycle 1, Info Only
Comment:
Water & Sewer Demand - Prior to a determination of adequacy the applicant must
provide an estimate of the peak-hour sanitary sewer demand as well as the average and
max day demands of domestic water usage for the proposed site development. The
estimates must be certified by a professional engineer (BMC 38.410.070 and DSSP
Section V.A and V.B).Included in the past revision submittal.
Ref. # 10, Engineering, Alicia Paz-Solis, 12/5/22 11:31 AM, Cycle 1, Info Only
Comment:
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 final site plan approval (BMC 38.410.130).
Cash-in-Lieu of water rights has been accessed. The amount due is $1,685 and will be paid
prior to final site plan approval.
Ref. # 11, Engineering, Alicia Paz-Solis, 12/5/22 11:31 AM, Cycle 1, Info Only
Comment:
Traffic Generation - The applicant must submit a peak hour trip generation value to the
City to determine whether a traffic impact study is required (BMC 38.220.080.A.2.g).
A traffic impact report waiver request has been submitted with this revised submittal.
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Ref. # 12, Engineering, Alicia Paz-Solis, 12/5/22 11:32 AM, Cycle 1, Info Only
Comment:
Stormwater Drainage:
(a) Water Quality - The applicant must include a drainage plan with post-construction stormwater
management controls that are designed to infiltrate, evapotranspire, and/or capture for reuse the post-
construction runoff generated from the first 0.5 inches of rainfall from a 24-hour storm preceded by 48
hours of no measurable precipitation. For projects that cannot meet 100% of the runoff reduction
requirement, the remainder of the runoff from the first 0.5 inches of rainfall must be either: a. Treated
onsite using post-construction storm water management control(s) expected to remove 80 percent total
suspended solids (TSS); b. Managed offsite within the same sub-watershed using post-construction
storm water management control(s) that are designed to infiltrate, evapotranspire, and/or capture for
reuse; or c. Treated offsite within the same subwatershed using post-construction storm water
management control(s) expected to remove 80 percent TSS (DSSP Section II.A.4).
(b) Water Quantity - 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 (DSSP Section II.C).
(c) Seasonal 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 (Montana Post-Construction Storm Water BMP Design Guidance Manual). Included as a
part of the prior submittal.
Ref. # 13, Engineering, Alicia Paz-Solis, 12/5/22 11:33 AM, Cycle 1, Info Only
Comment:
Infrastructure Review - Plans, specifications, and submittals for public infrastructure
improvements must be submitted to the City Engineering Department (https://bozeman-
mt-us.avolvecloud.com/) for infrastructure review (DSSP Plans and Specifications
Review Policy A).
Public Infrastructure Improvements are not anticipated as a part of this project.
Ref. # 14, Engineering, Alicia Paz-Solis, 12/5/22 11:33 AM, Cycle 1, Info Only
Comment:
Fire Line Review - Plans, specifications, and submittals for fire services lines must be
submitted to the City Engineering Department (https://bozeman-mt-us.avolvecloud.com/)
for infrastructure review (DSSP Plans and Specifications Review Policy A). A fire line is
not anticipated as a part of this project.
Ref. # 44, Fire Department, Scott Mueller, 12/16/22 2:05 PM, Cycle 1, Info Only
Comment: Fire supports as proposed. Be mindful of fire separations between residential and
commercial areas. Thank you, this will be addressed at building permit.
Ref. # 3, Northwestern Energy, Matt Tilstra, 11/28/22 9:59 AM, Cycle 1, Question
Markup: NWE, 002_A1.1-SITE PLAN.pdf
Where are elec/gas meters being proposed? Shown on drawing sheet A3.2
Ref. # 15, Parks Department, Matthew Lee, 12/6/22 9:28 AM, Cycle 1, Info Only
Comment: BMC 38.420.020.B - Parkland is exempt with the addition of only one dwelling unit.
Understood.
Ref. # 16, Planning, Nakeisha Lyon, 12/7/22 10:02 AM, Cycle 1, Info Only
Library Comment: BMC 38.220.080 - Site Plan Submittal Requirements. The application must meet the
SP form requirements during the formal Site Plan Submittal. Please include all applicable items
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denoted in the application set and plan sheets listed on the checklist. Ensure the cover sheet meets the
requirements denoted on the checklist as Staff noticed several items were missing. Understood and
reviewed.
Ref. # 17, Planning, Nakeisha Lyon, 12/7/22 10:02 AM, Cycle 1, Info Only
Library Comment: Please provide correct legal description as denoted per the Montana Cadastral or
recorded plat with the plan set and development review application. OK and included on cover.
Ref. # 18, Planning, Nakeisha Lyon, 12/7/22 10:02 AM, Cycle 1, Info Only
Library Comment: Ownership. The property is owned by Three Horses LLC, however, the property
owner listed on the development review application denotes FSC Holdings, LLC. In the formal
submittal, please provide a purchase and sales agreement showing the change in ownership or have a
representative of FSC Holdings, LLC sign off as the development review application accordingly.
The property is owned by FSC Holdings, LLC (according to Montana Cadastral).
Ref. # 19, Planning, Nakeisha Lyon, 12/7/22 10:04 AM, Cycle 1, Info Only
Markup: PLNG: Community Plan Designation, 001_COVER.pdf
The underlying community plan designation is Maker Space Mixed Use,. Please revise accordingly.
Revised
Ref. # 20, Planning, Nakeisha Lyon, 12/7/22 10:04 AM, Cycle 1, Info Only
Markup: PLNG: Accessory Uses, 001_COVER.pdf
Please include use breakdowns per square footage and percentage thresholds for accessory retail and
apartment uses with the M-1 zoning district on the cover sheet to demonstrate conformance with code.
Included on Cover
Ref. # 21, Planning, Nakeisha Lyon, 12/7/22 11:37 AM, Cycle 1, Info Only
Markup: Sec. 38.350.050. - Setback and height encroachments, limitations and exceptions., 002_A1.1-
SITE PLAN.pdf
Trash enclosures/dumpsters are encroaching into the 3 feet rear setback which is not allowed. Please
amend design accordingly. Design has been amended as such.
Ref. # 22, Planning, Nakeisha Lyon, 12/7/22 11:37 AM, Cycle 1, Info Only
Markup: Sec. 38.400.100. Street vision triangles. , 002_A1.1-SITE PLAN.pdf
Please denote street vision triangles on all site plan drawings in conformance with this section of the
BMC for the drive aisle intersection with the local street. Street vision triangles have been shown.
Ref. # 23, Planning, Nakeisha Lyon, 12/7/22 11:37 AM, Cycle 1, Info Only
Markup: Sec. 38.410.080.H. Stormwater retention/detention facilities in landscaped areas , 002_A1.1-
SITE PLAN.pdf
If the stormwater is relocated into the front setback, it must be designed as landscape amenities with
organic features in a natural, curvilinear shape. The facilities must have 75 percent of surface area
covered with live vegetation and be lined with native grasses, indigenous plants, wet root tolerant plant
types and groupings of boulders to create a functional and natural site feature. Please demonstrate
conformance with this provision during the formal submittal within the landscape plans and provided a
cross section and landscape detail of this facility. Please see this provision in the BMC for more
information. Understood.
Ref. # 24, Planning, Nakeisha Lyon, 12/7/22 11:37 AM, Cycle 1, Info Only
Markup: Sec. 38.410.080.F. Stormwater facilities in front setbacks, 002_A1.1-SITE PLAN.pdf
If the stormwater facility is relocated into the front setback, the facility 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 demonstrate that the proposed retention meets this requirement if it will be
relocated. Understood.
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Ref. # 25, Planning, Nakeisha Lyon, 12/7/22 11:37 AM, Cycle 1, Info Only
Markup: Sec. 38.510.030.G. Building entrance, 002_A1.1-SITE PLAN.pdf
The building entrance is design to face the internal parking lot and drive aisle on the east side and is
not visible from all of Iron Horse Road. Please redesign the orientation of the entrance to be fully visible
from Iron Horse Road or apply for a departure. Given the use, design, and proposed accessible
pedestrian connection from the entrance to the public sidewalk, a departure would be supported by
staff. Departures must be applied for in accordance with Sec. 38.250.060. and demonstrate
conformance with criteria denoted in Sec. 38.510.030.C.3.a. if pursued. A departure has been
applied for.
Ref. # 26, Planning, Nakeisha Lyon, 12/7/22 11:38 AM, Cycle 1, Info Only
Markup: PLNG: Glass Sample for Transparency Demonstration, 005_A3.1-EXTERIOR ELEVS.pdf
Please provide a glass sample to demonstrate transparency. This may be established through a
physical sample or photograph of the glass with something behind the glass to show its transparency.
This will be provided at the time of building permit. Can we condition the project to
accommodate this?
Ref. # 27, Planning, Nakeisha Lyon, 12/7/22 11:38 AM, Cycle 1, Info Only
Markup: PLNG: Sec. 38.510.030.G. Facade Transparency, 005_A3.1-EXTERIOR ELEVS.pdf
Please provide transparency calculations in conformance with this provision. Provided and re-
provided correctly.
Ref. # 28, Planning, Nakeisha Lyon, 12/7/22 2:05 PM, Cycle 1, Info Only
Markup: PLNG: Sec. 38.510.030.G. Weather Protection, 005_A3.1-EXTERIOR ELEVS.pdf
Please demonstrate at least 3' deep over primary business entry as it appears that an awning is
proposed on the elevations but not detailed in the site plan. This has been coordinated.
Ref. # 29, Planning, Nakeisha Lyon, 12/7/22 2:10 PM, Cycle 1, Info Only
Markup: Sec. 38.510.030.G. Landscaping for Parking Location, 002_A1.1-SITE PLAN.pdf
A 10' buffer of landscaping between the street and off street parking areas meeting the performance
standards of division 38.550 is required. Please demonstrate this on a landscaping plan during the
formal site plan submittal for the northeastern portion of the site adjacent to the proposed
retention/snow storage area. Understood.
Ref. # 30, Planning, Nakeisha Lyon, 12/7/22 2:11 PM, Cycle 1, Info Only
Markup: PLNG: Sec. 38.510.030.G. Landscaping for Other Block Frontage, 002_A1.1-SITE PLAN.pdf
Please demonstrate conformance with the landscaping provision in Table 38.510.030.G which
includes landscaping of the area between Iron Horse Road and the building, low level landscaping
between the windows on the building and street, and plant materials to screen any blank wall areas. As
this is a utility easement, please be mindful of the proposed plantings within this area. Understood.
Ref. # 31, Planning, Nakeisha Lyon, 12/7/22 2:15 PM, Cycle 1, Info Only
Markup: PLNG: Sec. 38.510.030.H.1. Additional planting requirements, 002_A1.1-SITE PLAN.pdf
Planting areas between the sidewalk and the building, outdoor storage, or parking areas must be at
least ten feet in depth and are encouraged to meet the landscaping standards of division 38.550.
Departure: Reductions in the landscaping frontage may be considered for low volume and low visibility
streets entirely within the industrial zone. Land uses with a higher density of employees warrant
standard landscaping and pedestrian access provisions. Based on the adjacent uses across from this
site and the uses proposed on this subject property, a departure will not be supported by Staff as Iron
Horse will experience higher levels of visibility than what would occur in an industrial zone with
traditional industrial uses. Please provide the necessary landscaping per this section of code with
sensitivity to any underlying utilities within this area. Understood and provided
Ref. # 32, Planning, Nakeisha Lyon, 12/7/22 2:25 PM, Cycle 1, Info Only
Markup: PLNG: Sec. 38.520.040.D.3. Pathway Design, 002_A1.1-SITE PLAN.pdf
Please ensure conformance with this section of the BMC for pathway design of the internal sidewalk
system regarding the separation of pathways from buildings with landscaping in accordance with this
standard. Understood and provided
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Ref. # 33, Planning, Nakeisha Lyon, 12/7/22 2:28 PM, Cycle 1, Info Only
Markup: Sec. 38.520.070. Location and design of service areas and mechanical equipment.,
002_A1.1-SITE PLAN.pdf
Please ensure conformance with this section of the BMC which includes the screening of ground
related and roof mounted service areas and mechanical equipment including trash enclosures on the
sides and rear with landscaping of at least five feet wide. Understood and provided to the best we
can to meet the intent of the standard.
Ref. # 34, Planning, Nakeisha Lyon, 12/7/22 2:30 PM, Cycle 1, Info Only
Markup: PLNG: Sec. 38.530.060 Building materials, 005_A3.1-EXTERIOR ELEVS.pdf
Please demonstrate compliance with Sec.38.530.060 Building materials. Understood.
Ref. # 35, Planning, Nakeisha Lyon, 12/7/22 2:31 PM, Cycle 1, Info Only
Markup: PLNG: Parking Calculations, 002_A1.1-SITE PLAN.pdf
Parking calculations must be rounded up to 7 required spaces.
They can rounded down per the code.
Ref. # 36, Planning, Nakeisha Lyon, 12/7/22 2:32 PM, Cycle 1, Info Only
Markup: PLNG: Parallel Parking Spaces, 002_A1.1-SITE PLAN.pdf
One parallel parking space may be provided along Iron Horse Road for the proposed residential use as
long as it meets the requirements of Sec. 38.540.050.A.1.a.(1). Understood.
Ref. # 37, Planning, Nakeisha Lyon, 12/7/22 2:32 PM, Cycle 1, Info Only
Markup: PLNG: Parking Dimensions, 002_A1.1-SITE PLAN.pdf
Please provide the dimensions for all proposed parking spaces in conformance with Sec.
38.540.020.A. Understood and provided.
Ref. # 38, Planning, Nakeisha Lyon, 12/7/22 2:33 PM, Cycle 1, Info Only
Markup: PLNG: Clarification of Parking Spaces in Warehouse, 002_A1.1-SITE PLAN.pdf
Please clarify the intention of the internal warehouse space on the main floor as the site plan shows this
space as parking and the floor plan shows them as warehousing. Only one of these uses may occur in
this area. If warehouse, please provide the parking in another area accordingly. If parking, please
remove this area in the warehousing calculations and provide the appropriate spacing for the internal
parking spaces accordingly. Per staff and director’s new policy, these spaces are not included in
the calculations or utilized to meet the parking requirements.
Ref. # 39, Planning, Nakeisha Lyon, 12/7/22 2:35 PM, Cycle 1, Info Only
Markup: PLNG: Bicycle Parking Details, 002_A1.1-SITE PLAN.pdf
Please provide bicycle parking dimensions and details accordingly per Sec. 38.540.050.A.4 &5.
Understood and provided.
Ref. # 40, Planning, Nakeisha Lyon, 12/7/22 2:35 PM, Cycle 1, Info Only
Markup: Sec. 38.520.060.B â Usable residential on-site open space., 004_A2.2-UPPER LEVEL
PLAN.pdf
Please ensure conformance with this section of the BMC for on-site open space for the two bedroom
accessory apartment unit. Balconies may only count for up to 50% of the required open space by
private balconies as long as each space is at least 36 sf with no dimension less than six feet.
Understood and calculations provided on the cover sheet – dimensions provided on the plan
sheets.
Ref. # 41, Planning, Nakeisha Lyon, 12/7/22 2:39 PM, Cycle 1, Info Only
Library Comment: BMC 38.550.: Please provide a landscaping plan and irrigation plan in conformance
with Division 38.550. Understood and provided.
Ref. # 42, Planning, Nakeisha Lyon, 12/7/22 2:39 PM, Cycle 1, Info Only
Library Comment: BMC 38.570.- Please ensure conformance with lighting standards in Division Sec.
38.570 if lighting is proposed. Understood and provided.
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Ref. # 2, Solid Waste, Russell Ward, 11/16/22 2:45 PM, Cycle 1, Info Only
Markup: SLD Waste, 002_A1.1-SITE PLAN.pdf
it will be tenants responsibility to move trash totes to the street on collection day. Understood.
Ref. # 43, Water Rights, Griffin Nielson, 12/14/22 11:44 AM, Cycle 1, Info Only
Comment:
BMC 38.410.130. Water Adequacy - The development will need to satisfy the water adequacy code
requirement prior to future site plan approval. A cash-in-lieu of water rights fee determination will be
completed during the site plan review process, however, if there are any questions or if a preliminary
review is desired please contact Griffin Nielsen with the Engineering/Utility Department directly. Email:
gnielsen@bozeman.net Phone: 406 582-2279. A determination has been made and the cash-in-
lieu will be provided.
Thank you,
Randy Visser