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HomeMy WebLinkAboutDRC Staff letter 1.18.17 January 18, 2017 Intrinsik Architecture Heather Davis 111 N Tracy Ave. Bozeman, MT 59715 Re: Summary Comments for SOBO Mixed Use , Site Plan- Application 16534 Dear Ms. Davis - On behalf of the Community Development Department, we would like to provide you the following comments on the SOBO Mixed Use Site Plan. Enclosed you will find feedback from the Development Review Committee (DRC) meeting on January 18, 2017. Please note that comments are preliminary and based on information provided. All references below are to Sections of the Bozeman Municipal Code (BMC). We hope that these notes assist you with next steps for the project and look forward to seeing a formal application. If you have questions, please do not hesitate to contact me at 406-582-289 or mrice@bozeman.net. Sincerely, Mayana Rice, AICP Associate Planner cc: Capanna partners, LLC 510 East Cottonwood Street, Bozeman MT 59715; file Page 2 of 7 Summary This application is a site plan application for a mixed use apartment housing, parking, and commercial space in the Midtown District. The project includes 42 one-bedroom apartments and 3,000 SF of commercial space. The SOBO Lofts is one of the first development projects to utilize the requirements of the newly created B-2M zoning district. Planning Department This project is currently within the new “block frontage” districts. Those districts include the B-2M zoning district. Specific standards apply to block frontage. There is a choice in the B-2M for either “storefront, mixed use or landscaped”. Sobo Lofts is choosing to work within the constraints of the mixed use (storefront on Babcock and landscaped on 7th). 1. Sec. 38.44.010. - Block frontage. A. Applicability. The provisions of this article apply only to the R-5 and B-2M districts. As this is a project within B-2M please identify on the site plan, which plan for block frontage is being applied for. If you are approaching each street as a separate bock frontage on each street please identify as such. 2. Figure 38.44.010.E.1. Storefront Vision and Standards c. Standards. All development within the B-2M and R-5 districts designated as storefront block frontage must comply with the following standards: Floor to ceiling height 13' minimum (applies to new buildings only). Floor to ceiling height requirement on the first floor: 13’ minimum. Please identify that the floor to ceiling height complies. Provide a cross section of the first floor. Sidewalk width 12 feet minimum between curb edge and storefront (area includes clear/buffer zone with street trees) A 12’ minimum sidewalk is required for storefront. Please update the plan to show a 12’ continuous sidewalk if the choice for this street is “storefront”. Parking & driveways Also see article 25 of this chapter for related parking requirements New surface and structured parking areas (ground floor) shall be placed to the side or rear of structures and are limited to 60' of street frontage. ➲ Provide a 6' minimum buffer of landscaping between the street and off street parking areas meeting the performance standards of article 26. ➲ As staff was unsure if you were doing a storefront or mixed due to the lack of a 12’ Page 3 of 7 sidewalk, we assumed mixed. Mixed block frontage requires a 10’ minimum buffer of landscaping must existing between the street and off street parking. The drawing shows a 5’ vegetative buffer, please identify a 10’ minimum buffer. If this project is looking to complete storefront, then provide the 12’ sidewalk and a 6’ vegetative buffer. The key aspect here is that in “storefront” parking cannot be located in front of the structure. As such, if a departure is requested to maintain both the storefront and the handicapped parking space, please provide that as part of the submittal for review. A departure is approved is the project is going “above and beyond the standards”. Therefore if the parking and the landscaping are proposed to remain, please provide an additional feature to screen the parking “in front”. This might be an architectural feature, wall, extra vegetation, or other proposal from the applicant. 3. Sec. 38.26.050. - Mandatory landscaping provisions. E. Street frontage landscaping required. Except in R-S districts, all street rights-of-way contiguous to or within the proposed development site not used for street pavement, curbs, gutters, sidewalks or driveways shall be landscaped, as defined in this chapter, and shall include one large canopy tree for each 50 feet of total street frontage rounded to the nearest whole number. Acceptable large canopy shade trees for use in public rights-of-way are those accepted by the forestry department. Street trees must meet the arboricultural specifications and standards of chapter 16, article V, division 3. Street tree removal plan must be provided to be approved by the City Forester. There are a number of trees that the project is looking to save and others that the forestry department may “want” removed. I have attached a report that was completed on urban street trees in the City of Bozeman. The company, that completed this report, has indicated they would be willing to speak with the applicants to identify a design strategy that both “saves the trees” and provides the 12’ sidewalk connection this project is requesting. Trees are not required to be preserved. 4. Sec. 38.05.020. - Specific divisions of land exempt from review but subject to survey requirements and zoning regulations for divisions of land not amounting to subdivisions. Divisions made for the purpose of relocating a common boundary line between a single lot within a platted subdivision and adjoining land outside a platted subdivision. A restriction or requirement on the original platted lot or original unplatted parcel continues to apply to those areas (MCA 76-3-207(e)). Aggregation of parcels or lots when a certificate of survey or subdivision plat Page 4 of 7 shows that the boundaries of the original parcels have been eliminated and the boundaries of the larger aggregate parcel are A lot aggregation application must be proved for this project to combine the multiple lots involved with this structure. 5. Sec. 38.17.050. - Certificate of appropriateness. No building, demolition, sign, conditional use permit or moving permit shall be issued within an entryway corridor until a certificate of appropriateness has been issued by the appropriate review authority and until final action on the proposal has been taken. A demolition application must be provided with this project if the demolition is proposed ahead of building permit. One for each address. If only part of the this site plan, approval will be provided as part of this project. Upcoming Dates for this project. Staff will provide a schedule letter.  Attend Design Review Board for additional comments (Wednesday February 8, 2017)  RPAB Sub. Rev. Committee or full RPAB (next meeting is Feb. 9th).  Request cash in lieu of parkland from the City Commission (February 27, 2017).  Come back to DRC (March 8, 2017) for another review per the DRB and CC meeting design changes, if any. Engineering Department (Shawn Kohtz, PE, skohtz@bozeman.net, 582-2288) Code Requirements Requiring Plan Corrections: 1. Bozeman Municipal Code (BMC) Section 38.25.020.M states: Snow removal storage areas shall be provided sufficient to store snow accumulation on site. Such areas shall not cause unsafe ingress/egress to the parking areas, shall not cause snow to be deposited on public rights-of-way, shall not include areas provided for required parking access and spaces, and shall not be placed in such a manner as to damage landscaping. The applicant must designate adequate snow storage areas outside the sight triangle but on the subject property, or the applicant must obtain a snow storage easement for a location off the property and filed with the County Clerk and Recorder's office. 2. BMC 38.24.060.B.2.b states: Alleys shall be designed and constructed in accordance with the city design standards and specifications policy and the city modifications to state public works standard specifications, and subject to approval by the city engineer. Given the intensity of use proposed with this application, the applicant must pave the alley between South 7th Avenue and South 8th Avenue. Additionally, per BMC 38.24.060.B.2.a, the applicant must provide a stormwater facility to accommodate Page 5 of 7 the increased runoff from the paved alley. 3. BMC Section 38.24.050.A.1 states: All streets and roads providing access to, and within, the proposed development shall meet the following standards: 1. Right-of-way width and construction standards contained in this chapter, the most recently adopted long range transportation plan, the City of Bozeman Design Standards and Specifications Policy, and the City of Bozeman Modifications to Montana Public Works Standard Specifications shall apply. Where the applicant will excavate new water, fire, and sanitary sewer services in Babcock Street, flowable fill must be used as backfill material to prevent settling per the City of Bozeman Modifications to Montana Public Works Standard Specifications (COBMPPWSS) Section 02221.2.3.A.1. The applicant must indicate the flowable fill requirement on the site plan drawing and provide the updated drawing prior to site plan approval. 4. BMC Section 38.23.030.A states: The developer shall install complete drainage facilities in accordance with the requirements of the state department of environmental quality and the city, and shall conform to any applicable facilities plan and the terms of any approved site specific stormwater control plan. The city's requirements are contained in the design standards and specifications policy and the city modifications to state public works standard specifications, and by this reference these standards are incorporated into and made a part of these regulations. • Snow melt water from vehicle tires in the garage as well as wash-down water from cleaning the parking area must be routed through a sand and grease trap before discharge to the City drainage system. The applicant must indicate the sand and grease trap on the plans prior to site plan approval. • The bottom of the proposed retention chamber appears to be above the frost depth. It is not clear how early spring storm events will be captured by the proposed retention system. The applicant’s engineer must either demonstrate that stormwater runoff will infiltrate from the system between storms or lower the retention system as necessary. Related to this requirement, retention volume may not be used up by the seasonal high groundwater. The applicant must provide an estimate of the groundwater depth at this location and adjust the retention volume design if necessary. 5. BMC Section 38.23.180 states: the transfer of water rights or the payment of cash-in-lieu (CIL) of water rights shall be provided. The applicant must contact the City Engineering Department (Brian Heaston) for an analysis of CIL of water rights and pay any CIL of water rights due prior to site plan approval. 6. BMC 38.24.010.A states: All streets shall be provided in accordance with the adopted growth policy and/or transportation plan. The arrangement, type, extent, Page 6 of 7 width, grade and location of all streets shall be considered in their relation to existing and planned streets, to topographical conditions, to public convenience and safety, and to the proposed uses of the land to be served by such streets. The applicant must re-orient the proposed, “No Parking Here to Corner” sign on 7th Avenue to the direction of the traffic, and must indicate this change prior to site plan approval. Advisory Comments 7. Plans and specifications for any fire service line, and water service lines 4-inches and larger, must be prepared in accordance with the City’s Fire Service Line Policy by a Professional Engineer and be provided to and approved by the City Engineer prior to initiation of construction of the fire service or fire protection system. The applicant shall also provide Professional Engineering services for construction inspection, post-construction certification and preparation of mylar record drawings. Fire service plans, and domestic services 4” or larger, shall be a standalone submittal, separate from the FSP. City of Bozeman applications for service shall be completed by the applicant. 8. Any unused sanitary sewer services must be abandoned per City Water and Sewer Department Requirements. No existing sanitary sewer service was indicated on the plan, but there may be an unused service. 9. The applicant is advised that a grease interceptor, conforming to the latest adopted edition of the Uniform Plumbing Code must be installed with any development responsible for food preparation. It is not clear if the shop in the ground floor of the building will include food preparation. The applicant must clarify the necessity of a grease interceptor and if necessary, show the grease interceptor on the plans prior to site plan approval. 10. For clarity, the property owner is responsible for maintenance of all stormwater facilities on the project site. Other Department Contacts and Comments (if provided) 1. Building Division; Bob Risk brisk@bozeman.net 406-582-2377 2. Parks and Recreation; Carolyn Poissant; cpoissant@bozeman.net 406-582-2908 Show parkland dedication calculations and proposed CIL on the site plan. CIL needs to be reviewed by the RPAB Sub. Rev. Committee or full RPAB (next meeting is Feb. 9th). 3. Sustainability Division; Natalie Meyer nmeyer@bozeman.net 406-582-2317 4. Solid Waste Division; Kevin Handelin khandelin@bozeman.net 406-582-3238 Page 7 of 7 5. Water Conservation; Jessica Ahlstrom jahlstrom@bozeman.net 406-582-2265 6. Stormwater Division; Kyle Mehrens jkmehrens@bozeman.net 406-582-2270 7. Fire Department; Trisha Wolford twolford@bozeman.net 406-582-2353 8. Water and Sewer Division; John Alston jalston@bozeman.net 406-582-3200 9. Forestry Division; City Forester; vgalli@bozeman.net 406-582-3205 10. NorthWestern Energy; Dustin Workman; dustin.workman@northwestern.com Impact Fees: The payment of all required Impact fees will be required prior to issuance of a building permit for the project. Information regarding current impact fee rates can be found on the City of Bozeman website at www.bozeman.net. 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.