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HomeMy WebLinkAbout4a_INFORMAL,APPLICATION_16185 BOZ E MAN MT Planning May 20, 2016 Jimmy Talarico CTA, Inc. 411 E. Main Street Bozeman, MT 59715 RE: Olive and Black Apartments Informal,Application 16185 Dear Mr.Talarico: Enclosed you will find notes and comments from the Development Review Committee meeting on May 11, 2016. 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 582-2260. Sincerely, Brian Krueger,Development Review Manager Enc. Engineering Memo C: HomeBase Montana,Andy Holloran, 20 N. Tracy Avenue Bozeman, MT 59715 L&C Holdings LLC PO Box 1342 Belgrade,MT 59714 Atwell &Associates LLC 725 W. Koch Street,Apt. 8 Bozeman, MT 59715 TDD: 406-582-2301 THE MOST LIVABLE PLACE MAN MT Planning Project Description: An informal review application for advice and comment review on a proposed 62 unit apartment building with ground floor parking and commercial. Site is zoned B-3 and within the Neighborhood Conservation Overlay District. Project Location:Address is 202 South Black Avenue Recommendation: Informal comments only 1. Project Location, Design,and General Comments: a. The property is designated as Community Core according to the Bozeman Community Plan. b. The subject property is B-3 (Central Business District). c. Apartments are an allowed use in the B-3 District including on the ground floor as depicted in this application as the site is outside of the core area. d. Please review Chapter 38,Article 43 for the City's Affordable Housing Program. The formal application must state whether affordable housing is being provided. e. Provide lot dimensions on all plans. A subdivision exemption process will be required to aggregate or otherwise modify the existing lot lines to accommodate the project. f. Plans shall note all existing and proposed utilities locations. The existing overhead electrical must be relocated to accommodate the project. This should be addressed prior to site plan submittal or a plan approved by NorthWestern Energy must be provided with the site plan submittal. g. Please consult the GIS Department to establish appropriate addressing for the site and all proposed units within the building. 2. Development Review Process: a. Site Plan Review is required for the proposed development. A Certificate of Appropriateness (COA). is required to be considered during site plan review. Subsequent building permits are required for the building. b. The advisory review body is the Development Review Committee. The Director of Community Development is the decision making authority pursuant to Section 38.34.010, BMC if no variance or deviation greater than 20 percent is requested or required. c. Plans show a project with more than 20 dwelling units. Pursuant to Section 38.19.040, BMC the application does require Design Review Board review as the advisory body for the COA review.. d. Any improvements not installed at time of occupancy shall be the subject of a financial guarantee and improvements agreement. The City may restrict what items may be financially guaranteed and withhold occupancy to protect the public health and safety. Bozeman, MT 59771-1230 TDD: 406-582-2301 THE MOST LIVABLE PLACE BQZ E MAN MT Planning e. Pursuant to our new submittal forms and requirements the preliminary and final plan processes are one.This will reduce review time and expedite your approval. 3. Streets, Curb &Gutter, Sidewalks: a. Pursuant to Section 38.24.090.C.2(c) BMC commercial drive accesses must be set back at least 20 feet from an adjacent property. This standard may be modified with a mutual access easement b. All drive accesses will be subject to review and approval by the Development Review Committee as part of a formal application. c. Section 38.41.080.A.2(g)(11) BMC requires the drive approach to be constructed in accordance with the City's standard approach (i.e. concrete apron, sidewalk section, and drop-curb) and shown as such on the site plan. d. Section 38.25.020.1 BMC outlines the provisions for concrete curbing for any proposed parking lot. Concrete curbing shall be provided around the entire new parking lot perimeter and adequately identified on the site plan per Section 38.41.080.g.17 BMC. e. ADA accessibility access is required to each building and streets. In addition, ADA parking for all types of parking(i.e. surface garage) must be provided. 4. Setbacks: a. Based upon the information received during the informal review the block is determined to be presently used for commercial purposes. b. Required yards are defined in Section 38.10.050 BMC. Minimum yards required for the B-3 district are: 1. No minimum yards prescribed for the B-3 district except a seven-foot front yard shall be required on Mendenhall and Babcock Streets. 2.Where at least 50 percent of a block(from cross-street to cross-street) in the B- 3 district is presently used for residential purposes the minimum yards established in subsection A of this section shall be required. 3. Rear and side yards adjacent to alleys shall be at least five feet. c. Utility easements may require additional building and parking setbacks, if present. All easements shall be clearly depicted on the formal application. 5. Height: a. B-3 allowances in this location are a maximum of 70 feet. Encroachments above this height are allowable per Section 38.21.060 BMC. 6. Landscaping: a. See Chapter 38, Article 26 BMC: The formal application shall include a detailed landscape plan and a calculation that ensures that the required amount of landscape points has been obtained. TOD 406-582-2301 THE MOST LIVABLE PLACE BOO E MAN MT Planning b. Pursuant to Section 38.42.1770 BMC the subject property has residential adjacency; therefore, 23 landscape points are required. c. Pursuant to Section 38.26.050.C.2 BMC requires that parking with residential adjacency must be screened. d. A detailed accounting of proposed landscaping species and how they are used to meet required performance standards shall be provided with the preliminary plan submittal. The legend of plant types should have no species indicators less than 0.5 inches in diameter. The accounting shall describe how each performance standard is met. If non-vegetation options are used they shall be clearly identified on the plan and in the description of the project. e. Section 38.26.070.A and 38.26.050.E.1 BMC requires one street tree for each 50 feet of total street frontage outside of required site vision triangles. The site vision triangles for all accesses shall be shown on the final site plan. These trees shall be a species that is acceptable to be planted in the boulevard as listed in the City of Bozeman Tree Selection Guide. The landscape plan shall address planting details for the street trees, and shall include a planting note stating that the planting hole shall be at least twice the diameter of the root ball,that the root flare of the newly planted tree is visible and above ground, and there should be a mulch ring 3' - 4' in diameter around each newly planted boulevard tree. f. Please consult the City Forester on tree selection as allow species of street trees has recently changed. g. The City encourages use of irrigation wells for landscaping. Please verify whether a well will be approved or not by DNRC before submission of the preliminary plan. Use of municipal water for irrigation will substantially increase required cash-in- lieu of water rights payment. 7. Parkland and Open Space: a. Parkland is required for the residential uses per Section 38.27.020 BMC. b. The residential on site open space in the required amount must be provided per Section 38.27.020.E BMC. The proposed open space at the corner of Olive and Black Streets is recommended to be relocated to another location. A strong building street presence anchoring the corner is preferred. c. Balconies and roof decks/gardens are strongly encouraged as methods to provide private residential open space. Balconies must be a minimum dimension of 6'x 6'. 7. Parking: a. Parking is required at one parking space per residential unit. Up to five spaces may be credited per a car sharing agreement as outlined in Section 38.25.040.A.1 BMC. b. On street parking is allowed for residential uses. Not allowed within site vision triangles or fire hydrant locations. c. Section 38.25.040-3 BMC details required parking. The visual impacts of parking areas should be minimized and large expanses of parking lots avoided. TDD 406-582-2301 THE MOST LIVABLE PLACE MAN MT Planning d. Parking spaces require a minimum of 24 feet of backing distance. See table 38.25.020.A BMC. e. Section 38.25.020 BMC details parking stall, aisle, and driveway design. The minimum parking stall for 90 degree design is 9 feet by 18 feet. f. Section 38.25.040.A.5 BMCrequires dedicated bicycle parking areas, a bike rack detail must be noted on the formal application. The bike racks shall be a model as recommended in the Greater Bozeman Area Transportation Plan. The number of bicycle parking spaces shall be at least ten percent of the number of automobile parking stalls required by Tables 24-2 and 24-4 before the use of any special exception or modification but shall in no case be less than two. Covered parking is strongly encouraged. g. Bicycle parking shall not be located within any landscaped or pedestrian circulation areas. h. Bicycle parking must be located on a hard surface and with direct pedestrian access to the building and per the Transportation Plan,be in close proximity to the primary building entrances. i. Please note that parking areas shall be paved with concrete or asphaltic concrete or approved pavers; or an alternative surfacing method such as pervious pavement may be used subject to review and approval by the review authority. Surfacing methods which minimize stormwater runoff and provide for functional parking and circulation are encouraged. 8. Other comments: a. The site vision triangle must be provided at the intersection of Olive and Black street per Section 38.24.100 BMC. b. Adequate snow storage area must be designated outside the sight triangles, but on the subject property (unless a snow storage easement is obtained for a location off the property and filed with the County Clerk and Recorder's office.) 38.25.020.M BMC. c. Section 38.23.170 BMC discusses trash enclosures. Temporary storage of garbage, refuse and other waste materials shall be provided for every zoning classification use except where a property is entirely surrounded by screen walls or buildings unless alternative provisions are made to keep trash containers inside the garage in which case an explanation of how trash is dealt with shall be provided in the written narrative accompanying your final site plan. The size of the trash receptacle shall be appropriately sized for the use and approved by the City Sanitation Department. Accommodations for recyclables must also be considered. All receptacles shall be located inside of an approved trash enclosure. A copy of the site plan, indicating the location of the trash enclosure, dimensions of the receptacle and enclosure and details of the materials used, shall be sent to and approved by the City Sanitation Division (phone: 582-3238) prior to site plan approval. (e.g. written approval from (AD 20 East OUve Street © P.O. Box 1230 OP 406-582-2260Q . TDD: 406-582-2301 THE MOST LIVABLE PLACE BOZ E MAN MT Planning local waste services for the removal of solid waste and/or provisions for screening of collection areas shall be provided with the final site plan). d. If lighting will be incorporated it must meet the standards found under Section 38.23.150 BMC. e. If a lighting plan is proposed, Section 38.23.150 BMC requires a photometric lighting plan for all on-site lighting including wall-mounted lights on the building must be included in the site plan submittal. A manufacturer's cut sheet of the lighting fixtures is a helpful addendum to the site plan. The City strongly encourages the use of LED lighting. f. In order to comply with Section 38.19.100.4 BMC an appropriate architectural design and color palette shall be proposed. g. 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. h. 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. Bozeman Design Design Guidelines for Historic Preservation and the Neighborhood Conservation Overlay No building elevations were included. Subchapter 4-B, the Guidelines for the B-3 Commercial Character area would apply. 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 informal 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. P.O. Box 1230 TDD: 406-582-2301 THE MOST LIVABLE PLACE or [;02 CITY OF BOZEMAN S: ENGINEERING DEPARTMENT Alfred M. Stiff Professional Building 20 East Olive Street i P.O.Box 1230 1..,83• Bozeman,Montana 59771-1230 phone 406-582-2280 fax 406-582-2263 skohtz@bozeman net www.bozeman.net MEMORANDUM -------------------------------------------------------------------------------------------------------------------------- TO: DEVELOPMENT REVIEW COMMITTEE,BRIAN KRUEGER FROM: SHAWN KOHTZ,DEVELOPMENT REVIEW ENGINEER RE: OLIVE AND BLACK APARTMENTS INFORMAL (#1 16-185) DATE: 5-11-16 The following comments pertain to review of the submitted materials for the above referenced proj ect: 1. A sanitary sewer service is proposed to be connected to the 6-inch main in S. Black Avenue. That main is likely undersized for the proposed project, and a capacity upgrade will likely be required to accommodate flows from the proposed project. Additionally, other downstream sewer mains may have constrictions. The applicant must provide an estimate of peak-hour design flow. The City will enter that flow estimate in the City's hydraulic model to determine if any additional downstream sewer upgrades will be required prior to final plan approval for the proposed project. 2. The applicant shall contact Erin Shane in the City Water and Sewer Division to obtain a hydrant flow test on a hydrant near the subj ect property. The hydrant flow test shall be used by the applicant's engineer to make a determination if the available flows for fire protection are acceptable for the proposed project. 3. Curb and gutter must be replaced adjacent to the proposed project boundary as it has severely deteriorated at this location. 4. A traffic impact study will be required per Bozeman Municipal Code (BMC) 38.41.060.A.12. In addition to the standard content of a traffic impact study, the study shall analyze the proposed sanitation access. 5. In general, the sidewalks at this location are in good condition; however, any damaged sidewalk panels adjacent to the property will be required to be replaced. 6. The payment of cash-in-lieu of water rights shall be provided in accordance to Bozeman Municipal Code (BMC) section 38.23.180. The applicant must contact Brian Heaston with the City Engineering Department to obtain an estimate of cash-in-lieu of water rights. 7. Vision triangles must be indicated on the site plan to determine any encroachments and any design adjustments made to the site to eliminate encroachment on the vision triangles (BMC 38.24.100). 8. An adequate snow storage area must be designated outside the sight triangles, but on the subject property for parking that is not located under the structure (unless a snow storage easement is obtained for a location off the property and filed with the County Clerk and Recorder's office). CC. ERF Project File Page 2