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HomeMy WebLinkAbout16327 DRC Letter August 5, 2016 Capanna Partners, LLC Mark Doyle 501 East Cottonwood Street Bozeman MT 59715 South Bozeman Mixed-Use, Application 16327 Project Description: This is a conceptual review application for advice and comments on a proposed residential mixed-use project in the B-2M Community Business District. The project is proposing a four-story mixed-use building with 3,000 square feet of commercial space on the first floor and between 36 to 39 units of residential apartments on floors 2-4. Site improvements include covered private secure parking, common shared parking, streetscape enhancement, and landscaping. Project Location: 718 West Babcock Street We hope that these notes and suggestions assist you with the design and review of this potential future project. Please note that comments are preliminary and based on information provided. While we attempt to identify all issues during an informal review, please keep in mind that there may be other issues that arise during the formal review. We appreciate your patience in the review process. All references below to Sections of the Bozeman Municipal Code. If you have any questions or concerns, please do not hesitate to contact me at 582-2289. Sincerely, Mayana Rice, AICP Associate Planner Enc. Engineering Common References Water Conservation Guidelines Sustainability Best Practices Water and Sewer Common Questions C: Intrinsik Architecture, Heather Davis, If no comments are provided, please contact individual reviewers with specific questions. Planning Division Contact Mayana Rice mrice@bozeman.net 406-482-2289 1. Residential is an allowed use in the B-2M District including on the ground floor as depicted in this application as the site is outside of the core area. 2. Please review Chapter 38, Article 43 for the City’s Affordable Housing Program. The formal application must state whether affordable housing is being provided. 3. All development within the B-2M district shall conform to chapters 1 through 4 of the design objectives plan established pursuant to article 17 of Chapter 38 of the UDC. In the event of a conflict between the design objectives plan and the standards of this chapter, the standards of this chapter shall govern. 4. B-2M requires adherence to Block Frontage Article 44 of Chapter 38 of the UDC. 5. Is there a proposal to upgrade the alley? 6. There is no connection for pedestrian access from proposed alley parking spaces to the structure. There are no pedestrian improvements proposed in the unimproved alley. 7. There is limited connection of pedestrian access between the parking spaces and the structure. 8. Movement of cars within the northern parking lot is restricted. 9. Parkland cash in lieu is required. 38.27.030 10. City forestry has identified the total cost of the trees proposed for removal. Tree on S 7th (one elm)has a value of $19,400. Trees to be removed on W Babcock St are valued at $10,810. 11. Site Plan process is anticipated. Engineering Division; Shawn Kohtz skohtz@bozeman.net 1. A traffic impact study will be required for the proposed project. 2. Babcock Street right-of-way (ROW) at this location is 60-feet. Babcock Street is classified as a minor arterial, and additional ROW is required from the proposed development property unless this requirement is waived by the City Engineer. The applicant is advised to meet with the Engineering Department to discuss ROW at this location. 3. Water mains that surround the project are 6-inches in size, which limit available fire flows to the site. The applicant must contact the City Water and Sewer Department to obtain a hydrant flow test in the immediate vicinity of the project to determine if there are adequate fire flows to protect the proposed structure. 4. The applicant proposed encroachment on vision triangles at the intersection of 7th and Babcock. Additional analysis will be required to demonstrate safety associated with reduced vision triangles for vehicles traveling on Babcock with respect to pedestrians and vehicles traveling north on 7th. Additionally, it appears there will be a conflict between pedestrians and cars exiting the parking area onto Babcock due to a limited vision triangle at this location. 5. Downstream sewer flow monitoring will be required to verify capacity in the sanitary sewer main during wet weather events where inflow to the sewer system may compromise capacity. Building Division; Bob Risk brisk@bozeman.net 406-582-2377 1. Description: 4 story mixed use structure. IBC occupancy classifications; R-2, B, S-2. 2. The building will be fully sprinklered with fire alarms, including dry system coverage for the unconditioned covered parking area. 3. Type A and B handicap accessible units required according to the International Building code. 4. An accessible path to the tenant storage area is required. Note: 5%, but not less than one accessible storage space must be provided. 5. Handicap accessible parking required in both the covered and uncovered parking areas. 2% of the spaces must be accessible for each type of parking area. An accessible path to an accessible building entrance from the parking areas must be provided. 6. The 2000 ft² rooftop patio must have handicap accessible egress. Two exits will be required because the occupant load based on the actual square footage exceeds 49 occupants. Sustainability Division; Natalie Meyer nmeyer@bozeman.net 406-582-2317 Advisory Comments 1. Consider covered outdoor bike parking for residents. 2. The height of the building offers long-term solar access. Planning for the integration of solar PV or solar hot water at a future date could save significantly on installation costs. The three basic components of a solar-ready building include: a. A place on the roof of the building that has unrestricted solar access, is free of obstructions such as rooftop equipment or plumbing vents, and is structurally designed to accommodate the weight, wind, and drift loads that the system might impose; b. A internal chase or other means for connecting the solar system to the building’s mechanical or electrical system; c. Space within the building that is readily available for the installation of controls and components, such as electric invertors or hot water storage tanks. 3. The proposed building may benefit from the passive solar design technique of providing south-facing overhangs to shade windows in summer and allow solar gain in winter to improve occupant comfort and reduce heating and cooling costs. Fire Department; Trisha Wolford twolford@bozeman.net 406-582-2353 1. Fire Department Access – Required dead-end access. a. 0 – 150’ 20’ Street Width None Required b. 150’ – 500’ 20’ Street Width 70’ Cul-de-sac or 90’ Hammerhead c. 501’ – 750 26’ Street Width 96’ Cul-de-sac or 120’ Hammerhead d. Minimum inside radius 35 feet (IFC 503.2.4). 2. FDC location 3. Sprinkler system 4. Smoke detector location 5. Exterior access to all sides of building 6. Fire Apparatus Access Roads shall extend to within 150 feet of all portions of the facility as measured by an approved route. 7. Walkways leading into the building 8. Any building with an elevator, fire sprinkler system or fire alarm system shall be required to have a Knox Box™ installed. 9. Address shall meet the requirements of the Fire Code 505.1. 10. All plans submitted shall have the following information listed on the plans: a. Occupancy Classification from IBC Chapter 3. b. Occupant Loads from IBC Section 1004. 11. Construction type and square footage of building 12. Building’s shall meet the fire flow requirements of IFC Appendix B and fire hydrant distribution requirements of appendix C. 13. Exit pathways, doors, exit lighting 14. Fire apparatus turn radius for parking lots and entrance/exit driveways 15. Location of fire suppression/alarm panels 16. Roof access 17. Hydrant location and number of hydrants 18. Fire lane painting and appropriate signage 19. All weather access roads and maintenance 20. Appropriate gates and Knox Lock when necessary 21. Standpipe location 22. Fire extinguisher distribution 23. Type I kitchen hood system 24. Fire alarm system 25. Knox plugs for FDC 26. Elevator/fire alarm systems Water and Sewer Division; John Alston jalston@bozeman.net 406-582-3215 No comments. Sanitation Division; Kevin Handelin khandelin@bozeman.net 406-582-3238 1. The current proposed location for the garbage/recycling area does not meet the requirements for access. Please call Kevin Handelin at 406-582-3238 or e-mail at khandelin@bozeman.net to discuss options. Water Conservation; Lain Leoniak lleoniak@bozeman.net 406-582-3220 No comments. Stormwater Division; Kyle Mehrens jkmehrens@bozeman.net 406-582-2270 No comments. Forestry Division; Vincent Galli City Forester; vgalli@bozeman.net 406-582-3205 1. All trees which exist on city right of way are public assets with a defined monetary and environmental benefit. In compliance with the Bozeman Municipal Code, Ordinance 1365, Sec. 16.05.330, “full compensation for the cost of removal and the value of the tree will be paid by the persons requesting removal”. 2. Along W. Babcock: Proposed plan to remove 5 boulevard trees, replacing with 3 undetermined species. The Forestry Division has identified 2 of those trees as scheduled low-priority removals. They will be removed and stumps will be ground by Forestry staff at no cost to developer. The existing 3 trees may be removed by the developer and appraised value paid to the city of Bozeman Forestry Division, with a deduction for the 3 replacement trees and installation. Forestry will approve selection of replacement species and determine spacing requirement. Installations will be completed according to Forestry planting specifications as shown in the Street Tree Guide. 3. Along S. 7th Ave.: Proposed plan to remove 1 American elm. Removal will be the responsibility of developer, and the appraised value of the tree will be paid to the city Forestry Division. 4. Existing trees that are not removed will be pruned for health and structure by the city Forestry Division. 5. During demolition and construction operations, the builder will be required to erect suitable protective barriers around existing public trees to reduce damage. Full compensation will be paid to the city of Bozeman Forestry Division for trees that must be removed due to damages that may threaten public safety. 6. Irrigation on boulevards is required for street trees. Parks and Recreation; Carolyn Poissant; cpoissant@bozeman.net 406-582-2908 NorthWestern Energy; Dustin Workman; dustin.workman@northwestern.com 1. The City of Bozeman has adopted impact fees as part of its development regulations. The impact fee program is contained in Chapter 3.24, Bozeman Municipal Code. Future building permit applications will require payment of the required transportation, water, sewer and fire impact fees according to the City of Bozeman adopted impact fee schedule in place at the time of building permit issuance. An estimate can be supplied through our office. Contact Chris Saunders, Planning and Policy Manger, at 406-582-2267 for further information. This requirement is paid at building permit issuance. 2. The City of Bozeman requires a payment for cash in lieu of water rights for further development of property where cash in lieu has not been paid. As the property has previously been subdivided there may or may not be outstanding requirements for this location. The City will recognize any previously provided water rights or cash-in-lieu for this property as applying towards future development of this site. Contact Brian Heaston, Engineer at 406-582-2280 for further information. This requirement is paid at plan review with a formal application. An estimate of required fees and payment is required with plan application submittal. Note: The comments and advice contained in this DRC and Staff letter are intended to assist the applicant in preparing the development application based on the limited information submitted as part of the informal plan submittal. However, further comments and/or recommendations on matters not discussed during the conceptual plan review may arise based on the information and supplemental data provided with the formal application and applicable comments provided by local and state agencies.