HomeMy WebLinkAbout005 ProjectNarrative_12062022
Legends Studio Inc.
3805 Valley Commons Drive, Suite 11
Bozeman, MT 59718
December 6, 2022
Planning Department
City of Bozeman
20 East Olive Street, Second Floor
Bozeman, MT 59715
To Whom It May Concern:
Please find attached documents for a Site Plan Review of a proposed Dairy Queen quick serve
restaurant, to be built in the Catron Crossing subdivision. The current project timeline is to
begin construction in the spring of 2023, with occupancy occurring sometime during summer of
2023.
The current plans represent a site redesign that took place after the owner of the property to
the north was unwilling to provide a shared use easement along the north property line. This
introduced a required landscape setback reducing an already small buildable area. The owner
of DQ would like to still build a project on this property.
There are some benefits to the new site design. The primary façade is now oriented towards
Valley Center Rd, and the parking lot and drive through are now behind the building in relation
to the primary frontage. The connection between the building and the creek becomes more
focused, and I hope that more people will be willing to enjoy the creek.
Project Specifics:
• Property is zoned B-2 Zoning, surrounded by B-2 zoning.
• Adjacent property uses are light manufacturing, hotel, and a fast-food restaurant.
• One restaurant building to be built with a public dining room of 907 sqft
• Exterior patio on the east side of the building, 335 sqft
• Building to be oriented to face the gateway frontage, East Valley Center Road
• Pedestrian node to be added to the east of the building per Catron Crossing Subdivision
• Minimum of a 5’ vegetated buffer to be provided around the drive through lane.
• (11) off-street parking spaces required, (13) provided on site
Concept Review Narrative Response Attached.
Sincerely Yours,
Paul Snyder
Planning Division; Nakeisha Lyon, nlyon@bozeman.net 406-582-2963
Please be advised that the below comments are applicable to the formal submittal
related to this Concept Review.
1. General Comments:
a. It appears the scale within the submitted plans may not be accurate. (i.e. 1
inch = 10 feet appears to be incorrect. Utilized 1.4782 inch = 30 feet per
Bluebeam’s Calibrate function). Scale should be correct now.
b. Please ensure all Project Directory Information and Sheet Index Information
on the Cover Page are included during the formal submittal. Noted.
2. BMC 38.220.080. Site plan submittal requirements.
a. The application must meet the SP form requirements and Sec. 38.220.080 of
the BMC. Noted.
3. BMC 38.240. Part 4. Subdivision exemptions.
a. If the additional property to the north is purchased as indicated by the
“proposed lot line” indication on the submitted site plan, a Subdivision
Exemption (SE) to relocate the lot boundaries must be submitted, reviewed,
and approved.
i. The Subdivision Exemption must be applied for and approved prior to
the approval of a Site Plan. The Subdivision Exemption may be
applied for prior to or concurrently with the Site Plan submittal. Site
plan revised; this no longer applies.
b. Otherwise, the proposed design may be amended in conformance with the
existing lot lines on the subject property. Site plan revised.
4. BMC 38.320. Form and intensity standards.
a. Please indicate the minimum floor to ceiling height of 13 feet. Top of wall is
now 13’-0”, see section drawings A4 series.
b. Please provide the lot coverage calculations. Added to title sheet.
c. Please include and conform to parking area setbacks as denoted in Sec.
38.320.020.F.
i. This section of the BMC denotes that there is a side setback for parking
of a minimum of 8 feet from the property line. The proposed parking
lot as denoted does not meet this standard. Side setbacks for parking
may be allowed to be zero feet when coordinated parking
arrangements between adjacent properties are provided. Site plan
revised.
1. Please amend the design of the parking lot accordingly or provided a
parking agreement between the subject property and adjacent
property owners. Site plan revised.
5. BMC 38.400.080. Sidewalks
a. City standard concrete sidewalks must be constructed in all developments on
all public and private street frontages. Additionally, connections to adjacent
properties must be provided as denoted in Sec. 38.520.040.C.5.
i. The public sidewalk along Jamboree Way must continue to the
proposed property
boundary to the north if obtained. This will require the proposed
snow storage area depicted on the site plan to be relocated. Site plan
revised.
6. Sec. 38.400.100. Street vision triangle.
a. This section of the BMC denotes provision for trees in street vision triangle
which states that single-stem canopy trees may be permitted in street vision
triangles provided that mature trees do not significantly affect safe driving
conditions and are maintained such that no canopy foliage exists below a
height of ten feet above centerline of intersecting streets.
i. Please provide further details regarding any proposed trees in the
street visions triangle for their height at mature, and canopy foliage
maintenance. See revised landscape plans.
7. BMC 38.410.100. Watercourse setback.
a. Setback plantings for the watercourse area were installed by the sub-
divider/developer based on an approved landscape and planting plan
provided for Catron Crossings during the preliminary plat process.
i. Please ensure any existing landscaping and vegetation on site is
accurately depicted during the formal submittal.
1. This should include the depiction of watercourse buffer zones,
specific native grasses, planting materials, etc. See revised
landscape plans.
8. BMC 38.410.120. Mail delivery.
a. If mail delivery will not be to each individual lot within the development, the
developer must provide an off-street area for mail delivery within the
development in cooperation with the United States Postal Service. The city
will not be responsible for maintaining or plowing any mail delivery area
constructed within a city right-of-way.
i. Please indicate this area accordingly. Mail box location added see
note 24 A1.1.
9. BMC 38.410.130. Water adequacy.
a. Please provide cash-in-lieu of water rights calculations and payment amount
certified by the City’s Engineering Division. Provided.
10. BMC 38.510. Block frontages.
a. All buildings must be placed and designed to present the front and primary
facade to the block frontage or street block frontage that is highest in the
order of precedence (E. Valley Center Road - Gateway). Buildings that face
two streets and meet the primary frontage parking location standards are
not required to meet building to parking location percentage frontage
standards for subsequent building frontages. However, other aspects of the
block frontage standards for the secondary street (Jamboree Lane - Mixed)
are applicable.
i. Please ensure the design of the proposed development to conform to
these standards accordingly as further indicated in this section of
comments. Site plan and building elevations revised.
b. Please ensure at least one publicly accessible building entrance is visible and
directly accessible from the street.
i. The doorway denoted in the proposed plan is designed to the interior
parking lot facing north rather than orientated towards E. Valley
Center Road. There is no connection to the trail system along E.
Valley Center Road. There is an existing bridge connection to Valley
Center Trail on the property
ii. Please revise the design of the proposed development accordingly.
c. Please ensure façade transparency standards are met accordingly with
calculations denoted on elevations for both the Gateway and Mixed block
frontage. See calculations on A0.2
i. Staff may require a sample of any transparent design elements prior to
the approval of a building permit for this proposed development.
d. The elevations appear to show weather protection around the primary
entrance to the building, however, it is unclear the depth of this area.
i. Please ensure weather protection standards are met by providing
further details of the design and dimensions accordingly.
Weather protection provided, see wall sections, A4 Series.
e. Parking must be placed to the side, rear, below or above uses. This standard
is applicable to the drive thru lane as this is a component of the parking area
on the subject property.
i. The drive thru lane must be redirected and/redesign to not wrap
around the primary façade of the building orientated towards the
Gateway Block Frontage. Site plan revised. Drive through is behind
the building, opposite the primary frontage (Valley Center).
1. One recommendation would be to remove the 13’ drive thru
lane exiting to the north and have the lane make a right out
turn to the south and exit through the Taco Bell access to the
west. Site plan revised.
f. Please ensure the applicable landscape buffering between the street and off-
street parking is met for the Mixed Block Frontage designation for Jamboree
Way. Site plan revised.
g. Please ensure the applicable landscape standards for both the Gateway Block
Frontage and Mixed Block Frontage are met.
i. This section of the BMC includes that: Any setbacks adjacent to
buildings with windows, must provide low level landscaping that
maintains views between the building and the street. Additionally,
please provide plant materials that screen any blank walls and add
visual interest at both the pedestrian scale and motorist scale. All
extended wall areas must provide for a diversity of plant materials
and textures to maintain visual interest from a pedestrian scale.
Noted, see revised landscape plan.
h. Please indicated applicable sidewalk width of 5 feet along Jamboree Way
per the Mixed Block Frontage designation. Sidewalk is 5’ wide.
i. Appears to be incompliance but unable to determine based on scale
error as previously denoted in General Comments. Scale corrected.
i. If applicable, departures may be requested as denoted within the BMC.
Departures must be applied for consistent with Sec. 38.250.060 and in
accordance with the applicable section of the code in which a departure is
requested.
i. For departures, a departure narrative must be provided stating which
section of the BMC is proposed for departure, the scope and extent
of the proposed departure and a response to the required departure
criteria.
ii. Please clearly show the proposed departure within the plan set or on
a separate exhibit and ensure the narrative refers to the sheet
number accordingly.
iii. A separate request and fee is applicable to each departure.
Currently not requesting any departures, unless deemed necessary
by Planning.
11. BMC 38.520.040. Non-motorized circulation and design
a. Crosswalks are required when a walkway crosses an on-site paved area
accessible to vehicles. Crosswalks must contain contrasting material (such as
concrete) and/or patterns (such as stamped asphalt), excluding painted
surfaces.
i. Please demonstrate conformance with this provision in reference to
the pedestrian connections through internal drive aisles and parking
areas. All crosswalks will be concrete, parking lots will be asphalt.
b. 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 denoted in the BMC.
i. Please demonstrate conformance with this provision in reference
to the parking areas to the north of the subject property. Site plan
revised, only (1) row of parking.
c. Ensure all internal pathways have a minimum 5’ wide unobstructed surface.
Where a pathway is adjacent to perpendicular or angled parking, an extra 2’
of walkway width must be provided to mitigate for parked vehicles
overhanging the walkway. Pathways must be separated from structures by at
least 3’ of landscaping. Please see Sec. 38.540 for any additional provisions
regarding internal pathways and parking areas.
i. The proposed design may meet this provision, however, staff is
unable to confirm the widths of pathways and landscaping areas
based on the scale discrepancy previous indicated in General
Comments. All sidewalks are a minimum of 5’, scale should now be
correct in the drawings.
ii. Departures may be permitted for other landscaping and/or façade
design treatments to provide attractive pathways will be considered.
Please see Sec. 38.520.40.D for examples related to pathway design.
1. If a departure is requested, it must be applied for consistent
with Sec.
38.250.060.
a. A narrative must be provided stating which section of
the BMC is proposed for departure, the scope and
extent of the proposed departure and a response to
the required departure criteria.
b. Please clearly show the proposed departure within the
plan set or on a separate exhibit and ensure the
narrative refers to the sheet number accordingly.
c. A separate request and fee is applicable to each
departure.
iv. i. Please demonstrate conformance with this provision in reference
to internal pathways or apply for a departure accordingly during the
formal submittal.
Currently not requesting any departures, unless deemed necessary
by Planning.
12. BMC 38.520.050.D.3. Drive-through facilities.
a. Drive-through lanes must not restrict pedestrian access between a public
sidewalk and on-site buildings. Walkways must not be located within
required stacking space as set forth in Sec.
38. 540.020.N.
i. Please include a pedestrian pathway to the restaurant and patio area
from the southern public sidewalk and watercourse trail crossing over
the drive-through lane. Site plan revised.
13. BMC 38.520.060. On-site residential and commercial open space.
a. Please provide on-site commercial open space in accordance with this
section of the BMC.
i. It appears the design and demonstration of these areas are
present through the patio area and pedestrian node. However,
further details and calculations demonstrating how these areas will
meet the requirements are necessary during the formal submittal.
Site is less than (1) Acre, open space is not required.
14. BMC 38.520.070. Location and design of service areas and mechanical equipment.
a. Ensure conformance with this section for any proposed service areas and
mechanical equipment, including roof top areas, by providing the necessary
details and perspectives for these locations. See Building elevations and
perspectives.
b. The garbage enclosure must be covered in addition to the denoted
requirements in Sec.
38. 520.070C. Please provide enclosure details during the formal submittal.
i. Please ensure the rear of service enclosures (i.e. trash enclosure) are
screened with landscaping at least five feet wide in locations visible
from the street, parking lots, and pathways to soften views of the
screening element and add visual interest. Noted, see A1.3.
15. BMC 38.530. Building Design.
a. Please demonstrate compliance with Sec. 38.530.040.F. during the formal
submittal, if applicable.
i. This is in reference to roofline modulation standards if this will be
utilized to meet the articulation standards. I believe we comply, the
longest wall run is under 60’ (along drive through) which would meet
the definition for Façade articulation under Sec. 38.530.040.B, See
a0.2 for dimensioned wall lengths.
b. Please ensure all metal siding is a minimum of 24 gauge thickness in addition
to any other applicable provisions denoted in Sec. 38.530.060 for building
material such as EIFS, if applicable. Noted, see exterior material schedule on
A3.2
c. Please demonstrate through elevations and perspectives consistency with
any blank wall treatment provisions denoted in Sec. 38.530.070.
i. It appears sections of the west, east, and south elevations may not
meet these standards. See Façade Calculations on A0.2.
16. BMC 38.540. Parking.
a. Please indicate which parking calculation methodology will be utilized as
denoted in this division of the BMC during the formal submittal.
i. If the applicant will be utilizing the alternative denoted gross floor area
calculation (net), rather than the traditional calculation (0.85), such
election must be made in writing to the Community Development
Director, must be signed and acknowledged by the owner, and must
be filed with the Community Development Director prior to the
issuance of a building permit for such building.
1. Please provide this owner’s acknowledgement with a detailed
narrative and parking plan/table if the net calculation method
will be used. It was my understanding that restaurants use a
public serving area to calculate required parking, see parking
table on Title Sheet and Seating Plan A0.1
a. Regardless of the calculation method, Community Development
Staff recommends a parking table showing the parking
calculations. Parking table provided on Title Sheet and Seating
Plan A0.1
b. Please demonstrate and provide details regarding the following
sections of the BMC.
i. Sec. 38.540.020.L. Pedestrian facilities in parking lots.
c. Please provide bicycle parking calculations, locations, details, etc., based on
the required parking spaces in accordance with Sec. 38.540.050.
17. BMC 38.550. Landscaping.
a. Please provide a detailed landscaping plan in accordance with this section of
the BMC and Sec.
38.220.100.
i. All street rights-of-way contiguous to or within the proposed
development site not used for street pavement, curbs, gutters,
sidewalks or drive aisles must be landscaped, and must include one
large canopy tree for each 50 feet of total street frontage rounded to
the nearest whole number.
1. Please indicate this accordingly.
a. This may be included in the existing setback plantings
for the watercourse.
Landscape Plans provided.
18. BMC 38.560. Signs.
a. Please indicate any signage locations, if applicable, in accordance with this
section of the BMC during the formal submittal.
i. 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.
See A3.1 for signage areas and calculations.
19. BMC 38.570. Lighting.
a. Please provide a detailed lighting plan, if applicable, in accordance with this
section of the BMC during the formal submittal.
See photometric plans and cut sheets PH1.1 & H1.2
Engineering Division, Alicia Paz-Solis, apazsolis@bozeman.net, 406-582-2976
1. Please see Engineering Division comments as attached per memo dated June 4, 2021.
Solid Waste Division; Russ Ward, rward@bozeman.net, 406-582-3235
1. Need a minimum of 50 foot straight approach to the front of refuse enclosure.
Provided.
2. Need detailed plan for refuse enclosure. See 1/A1.3
NorthWestern Energy; Thomas Stewart, thomas.stewart@northwestern.com, 406-
223-0573
1. The NWE Project Engineer assigned to the proposed site plan is Daniel Wussow,
Daniel. Wussow@northwestern.com. Noted.
2. Has an application to Northwestern Energy (NWE) been submitted? Applicant will
need to submit an application online to have the NWE project engineer work with
the applicant and applicants engineer and 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. Once an application is submitted the NWE
project engineer will be in contact with the applicant. No application submitted yet.
3. Existing utility infrastructure is in place near the proposed development. Gas &
electric will need to be extended to the location. Noted.
4. Service & Meter Location. The electric meter & or CT cabinet will need to be
installed in the same general location within 10-feet of the gas meter. NorthWestern
Energy reserves the right to specify the location of our meters. All meters are to be
located outdoors on the corner or in a location on the building closest to the
transformer or secondary junction can serving the building unit. On new
construction, electric meter locations must be within 10 feet of the gas meter if
NorthWestern Energy will be providing both electric and gas service. Meter locations
will need to be approved by NWE. NWE policy is to maintain a minimum 30-inches
wide by 3-feet clear zone between the front of the meter and landscape screening or
wall screening for self-contained meter bases and 48-inches for installations
requiring cabinets. Location of the meter(s) shall allow easy access to the meters for
operation and maintenance. Noted.
5. The following applies to all buildings in regards to the gas regulator. The gas
regulator cannot be placed under a window or within 3’ of the operable portion of
the window. It can be placed under a window/deck on the second story, provided
the “open/operable” portion has at least 6’ of clearance from the regulator. Ensure
that there is 10’ of separation from any mechanical air intake, including air
conditioning units. The regulator will need to be 3’ from the closest corner of any
portion of the electric meter base. Submitting an application to NWE will get the
NWE project engineer involved and can help with this process. Noted.
6. 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.
a. Screening Walls.
i. 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.
ii. 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.
iii. 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.
iv. 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.
v. Gas meter cannot be located in recessed location where it is not open
atmosphere above the meter without approval from NWE.
vi. Screening cannot consist of rolling doors or other devices that are
required to be open to access the meters.
Noted.
7. Transformer location to Building. If the buildings 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. For transformers 750kVA & larger a 3-foot 6-inch clearance
is required. For both locations, 10-feet of clearance is required on the front side of
the pad where the transformer doors are located. Note, all distances are referenced
to the edge of the pad. For any combustible surface 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. Noted.
8. 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. Noted.
9. Utility easement. Any extension of gas main or electric primary will need to be
installed within an 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. Noted.
Building Division; Ben Abbey babbey@bozeman.net, 406-582-2950
The below Building Division comments are required to be met at the time of Plan
Review (Building Permit Submittal.
1. Please provide the grease interceptor location and manufactures specifications.
2. Please provide all kitchen equipment manufactures specifications.
3. Please provide all Accessible details for the bath rooms (Separate page large scale
details per ICC A117.12009).
4. Utilize Chapter 11 Section 1106 of the 2018 IBC to calculate their accessible parking
requirements.
5. Structural, Mechanical, Electrical, and Plumbing Engineer Stamped design plans are
required.
Noted
Water Conservation; Chelsey Trevino, ctrevino@bozeman.net, 406-582-2266
1. Please see Water Conservation Division comments as attached per memo dated June
9, 2021.
Parks and Recreation; Addi Jadin, ajadin@bozeman.net, 406-582-2908
1. Parks and Recreation have no comments applicable to this proposal.
Noted.
Montana Department of Transportation; Duane Liebel, dliebel@mt.gov, 406-494-9636
1. The developer needs to make sure the bike path and any landscaping are on their
property and not on MDT’s R/W.
Noted.
These Divisions did not provide comment. Contact reviewers directly with individual
questions.
1. Sustainability Division; Natalie Meyer, nmeyer@bozeman.net, 406-582-2317
2. Stormwater Division; Adam Oliver, aoliver@bozeman.net, 406-582-2270
3. Forestry Division; Alex Nordquest, anordquest@bozeman.net, 406-582-3205
4. Water and Sewer Division; John Alston, jalston@bozeman.net, 406-582-3200 5. Fire
Department; Scott Mueller, smueller@bozeman.net, 406-582-2386