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HomeMy WebLinkAboutDRC Staff Report 1-18-17 (16531 - Building Site Plan) TO: DEVELOPMENT REVIEW COMMITTEE FROM: BRIAN KRUEGER, DEVELOPMENT REVIEW MANAGER SHAWN KOHTZ, DEVELOPMENT REVIEW ENGINEER RE: BLACKMORE MARKETPLACE BUILDING SITE PLAN APPLICATION 16531 DATE: JANUARY 18, 2017 Project Description: A site plan application for a mixed use building with related site improvements. The site is located at 1324 E. Main Street. Recommendation: Staff has found that the project does not comply with the requirements of Chapter 38 of the Bozeman Municipal Code and is deeming the application inadequate for further review. Code corrections must be satisfied prior to a recommendation for approval. Section 2 - RECOMMENDED CONDITIONS OF APPROVAL Please note that these conditions are in addition to any required code provisions identified in this report. These conditions are specific to the development. 1. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. Section 3 – REQUIRED CODE CORRECTIONS All references are to the Bozeman Municipal Code. Planning Division, Brian Krueger, bkrueger@bozeman.net, 582-2259 1. Section 38.10.050.A Yards. Minimum yards required for the B-2 district. The project does not meet yard requirements with the underlying lot configurations. The lot boundaries must be adjusted or otherwise configured through the applicable subdivision exemption review process in order to meet requirements. The final signed mylars must be provided to our office to satisfy this code requirement. The amendment plat may be filed following the Director of Community Development decision. 2. Section 38.10.050.A Yards. Yard setback shown incorrectly on Haggerty frontage. 25 foot front yard is required for parking in B-2 District. Parking lot curbing encroaches into required 25 foot front yard setback. 3. Section 38.10.050 Yards.10 foot rear yard setback required along south property line. Trash enclosure encroaches into setback. 4. Section 38.10.060 Building Height. Building exceeds maximum building height of 38 feet. 5. Section 38.19.100.A.6 Plan review criteria. 6. Pedestrian and vehicular ingress, egress and circulation, including: a. Design of the pedestrian and vehicular circulation systems to assure that pedestrians and vehicles can move safely and easily both within the site and between properties and activities within the neighborhood area; b. Non-automotive transportation and circulation systems design features to enhance convenience and safety across parking lots and streets, including, but not limited to, paving patterns, grade differences, landscaping and lighting; Additional pedestrian crossings are required in the parking area. In order to provide direct access between pad #2 and J&H office and pad #1. The “intersection at the northeast corner of pad #1 must provide pedestrian crossings across all drive aisles and connect to proposed pedestrian sidewalk to the north on the east side of the primary north south drive access from East Main Street. A pedestrian crossing must be provided within the row of parking east of pad #1 in order to allow pedestrians and carts to access parking within the second circulation aisle east of pad #1. 6. Section 38.23.060.B Easements. Private utility easements. Private utilities include, but are not limited to, natural gas, electricity, telephone, cable and fiber optic lines. The developer shall provide private utility easements necessary to extend private utilities to the development, and to provide for the construction and maintenance of private utilities within the development. No signed utility easements are provided. At a minimum a ten foot front yard utility easement is required in the front yard of all lots per section 38.23.060.B. 7. Section 38.23.060.C Easements. Public utility easements are required. Public utilities include water, sewer and stormwater facilities that are dedicated to and maintained by the city. 1. A public utility easement shall be granted for all public utility mains not located within public street right-of-way. An easement shall be at least 30 feet wide for either one or two utility mains. An additional ten feet of width is required for each additional main that occupies the easement. Wider easements may be required at the discretion of the city for large utility lines. No signed public utility easements are provided. 8. Section 38.23.170.A.1 Trash and garbage enclosures. Location. Trash enclosures, surrounding standard steel bins (dumpsters), shall be located on the site for convenient pickup service, and the location shall be shown on required site plans. Trash enclosures shall not be located in required front yards, and shall be situated so that containers can be pulled straight out of the enclosure or so the solid waste truck can back straight into it. The location of all trash enclosures shall be subject to review and approval by the city's solid waste division. Solid waste division approval for trash enclosures not provided. 9. Section 38.24.100 Street vision triangle. Driveways and alleys. At the intersection of each driveway or alley with a street, no fence, wall or planting in excess of 30 inches above the street centerline grade shall be permitted within a triangular area where corners are defined by two points on the right-of-way line, 15 feet on each side of the centerline of the driveway or alley and a point on centerline ten feet outside the right-of-way. Any driveway or alley wider than 30 feet curb to curb at the right-of-way line shall use the vision triangle standard for local streets when intersecting local, collector, or arterial streets. Highland Boulevard drive access exceeds 30’ in width. Provide local street site vision triangle at that access per code. 10. Section 38.24.120 Public Transportation All interior and exterior development streets that are designated as transit routes shall be designed to accommodate transit vehicles. Provide clarification from Streamline that transit stop interior to the development is supported and will be utilized. Confirm transit route of travel within the site. 11. Section 38.25.040.2.c Number of parking spaces required. Adjustments to minimum requirements. Multiple adjustments area added together to modify the minimum parking from Table 38.25.040-3 in a single operation. Parking not calculated according to code. 12. Section 38.25.040.A.1.b(4) and c(3) Transit reduction. Provide approval from Streamline transit for stop location, construction detail for the transit shelter and confirm service is provided on an hourly schedule a minimum of five days a week. 13. Section 38.25.040.A.1.b(2) Number of parking spaces required. Residential Uses. Mixed Use reduction. Cannot confirm this reduction without more information based upon the types of residential units and numbers of bedrooms. Provide data on total residential parking demand in mixed use buildings. 14. Section 38.25.040.A.2.c(2) Number of parking spaces required. Nonresidential uses. Adjustments to minimum requirements. Site does not lie within a commercial node as defined and does not qualify for the reductions noted. If joint use parking is proposed complete parking study per Section 38.25.050 BMC. 15. Section 38.25.040.A.2(6) Number of parking spaces required. Nonresidential uses. Adjustments to minimum requirements. Floor plans not provided that demonstrate that in addition to the covered bicycle parking that the provisions are met for all uses providing a shower and changing area for employees in addition to the covered parking as required. Both must be provided to allow the reduction. 16. Section 38.26.050.C.2.e (2) Internal parking lot landscaping provided shall be proportionately dispersed so as to define aisles and limit unbroken rows of parking to a maximum of 100 feet, with landscaped areas provided in an appropriate scale to the size of the parking lot; and (3) The minimum width and/or length of any parking lot landscaped area shall be eight feet. Parking adjacent to pad #1 on the north does not meet the standard. Parking due south of pad #3 does not meet the standard. 17. Section 38.26.050.E Street frontage landscaping required states Where it may be impractical or difficult to plant large canopy trees within the public right-of-way (due to the presence of overhead power lines, for instance) the requirement for one large canopy tree for each 50 feet of street frontage may be substituted with two small ornamental trees per 50 feet of total street frontage. Acceptable small ornamental trees for use in public rights-of-way are those accepted by the forestry department. The street trees along Highland Boulevard are to be planted under overhead power lines. Spacing does not match requirements for two trees per50 feet of frontage. Confirm tree species for planting under power lines per City of Bozeman Tree Selection Guide. 18. General Comment. The color and materials palette did not include a sample of the proposed rooftop mechanical screening material that is proposed on sheet A104. Provide sample to confirm the materials will fully screen the equipment. Engineering Department Comments, Shawn Kohtz, P.E., skohtz@bozeman.net, 582-2288 Engineering Department review comments provided on the Blackmore Bend Master Site Plan Application #16-530 are also applicable to this application. Those comments are incorporated here by reference and will not be repeated. Code Corrections 1. Bozeman Municipal Code (BMC) 38.23.070.A.1 states: The developer shall install complete municipal water and sanitary sewer system facilities, or a system allowed by 38.21.030.D, and may be required by the city to install municipal storm sewer system facilities. These systems shall be installed in accordance with the requirements of the state department of environmental quality and the city, and shall conform with any applicable facilities plan. The city's requirements are contained in the Design Standards and Specifications Policy and the City of Bozeman Modifications to Montana Public Works Standard Specifications, and by this reference these standards are incorporated into and made a part of these regulations. The developer shall submit plans and specifications for the proposed facilities to the city and to the state department of environmental quality and shall obtain their approvals prior to commencing construction of any municipal water, sanitary sewer or storm sewer system facilities. Where trench excavations for pipelines and appurtenant structures encroach on arterial streets, flowable fill is required as backfill material per the City of Bozeman Modifications to Montana Public Works Standard Specifications (MPWSS) Section 02221. The applicant must indicate the flowable fill requirement on the plans prior to site plan approval. The applicant must provide a detail of the grease interceptor configuration for approval prior to site plan approval. The minimum depth of cover over sanitary sewer mains is 4-feet below final grade and sewer mains and services with less than five feet of cover must be adequately insulated per the City of Bozeman Design Standards and Specifications Policy (DSSP) V.D.3.b. The proposed cover of the sanitary sewer main (Sheet C301), does not provide adequate cover. The applicant must adjust the design grade of the sanitary sewer main to provide adequate cover prior to approval of infrastructure plans for the project. The proposed water mains are shown with conflicting design notes. Some design notes indicate PVC for water mains and other notes indicate ductile iron. City modifications to the MPWSS require ductile iron water mains. The applicant must adjust Sheets C301 (water main) and Sheet C303 (hydrant line) notes for consistency. The applicant must confirm the correct placement of curb stops on water services with the Water and Sewer Superintendent (John Alston). In general curb stops should be located 8-feet beyond the easement line for the water mains. The applicant indicated a note on Sheet C303, “2-1/2” Water Service with Curb Stop and Box. One for Grocery Store and One for Office Space.” A service line may not be split into two services, or it is considered a water main and subject to water main requirements. The applicant must clarify the intent of the note and make any necessary corrections prior to site plan approval. The applicant indicated a 2-1/2” water service on the plans to serve the Marketplace Building. That is not a City standard service size per DSSP V.A.6.a. The applicant must use a City standard service size and indicate the corrected service size on the drawings prior to site plan approval. The proposed 60-inch pipes for underground stormwater detention must be perforated to allow runoff water to drain out of the system between storm events. The applicant must indicate the necessary detail changes on the plans prior to site plan approval. The applicant must provide a stormwater maintenance plan for all components of the stormwater system prior to site plan approval. The property owner’s association will be responsible for all on-site stormwater components. 2. BMC Section 38.23.060.C.1 states: A public utility easement shall be granted for all public utility mains not located within public street right-of-way. The proposed water and sewer main easements must be executed on City standard forms and submitted to the City Engineering Department (Shawn Kohtz) prior to site plan approval. 3. BMC Section 38.23.060.A states: Where determined to be necessary, public and/or private easements shall be provided for private and public utilities, drainage, vehicular or pedestrian access, etc. The applicant must provide a public access easement for sidewalks adjacent to Highland Boulevard where located outside the public right-of-way. Advisory Comments 1. Plans and specifications for any fire service line 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. 2. The applicant must contact the Gallatin County Conservation District, Montana Department of Environmental Quality, and U.S. Army Corps of Engineers regarding the proposed project and any required permits (i.e., 310, 404, Turbidity exemption, etc.) must be obtained by the applicant and provided prior to final plat approval. Future Impact Fees - Please note that 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. If you desire an estimate of the required impact fees according to current rates please contact the Department of Community Development and/or visit www.bozeman.net. Note: During preparation of the staff report for future applications, additional conditions of approval may be recommended based on comments and recommendations provided by other applicable review agencies involved with the review of the project.