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HomeMy WebLinkAbout17547 DRC final 1-5-18 FROM: DEVLOPMENT REVIEW COMMITTEE RE: COTTONWOOD AND IDA CONCEPT PUD, APPLICATION 17547 DATE: JANUARY 5, 2018 Project Description: Concept Planned Unit Development (CPUD) application for a multi building mixed use development. Project Location: 615 E. Cottonwood/702 N. Ida Recommendation: Not applicable to a CPUD application. Code provisions must be satisfied with submittal of a formal application. All references are to the Bozeman Municipal Code (BMC), primarily Chapter 38. PLANNING COMMENTS Planning Division, Brian Krueger, bkrueger@bozeman.net, 406-582-2259 Code Provisions 1. The applicant shall submit with the next, formal application for Preliminary PUD Plan review and approval, a written narrative stating how they have responded to each of these comments. This narrative shall be in sufficient detail to direct the reviewer to the appropriate plat, plan, sheet, note, covenant, etc. in the submittal. 2. The PUD must conform to the requirements of the Unified Development Code criteria. A PUD is a discretionary approval and the review authority must find that the overall development is superior to that offered by the basic existing zoning standards. See Section 38.20.030.A.4, BMC. The obligation to show a superior outcome is the responsibility of the applicant as conveyed by the PUD design guidelines. 3. What is the proposed future underlying legal lot configuration proposed? Individual lots? One large lot? Condominium? 4. How do you proposed to phase the project with a parking structure underlying the entire project site? 5. A site plan is required following PUD approval for each building. In the case of the entire lot being occupied by a parking structure, it complicates the entitlement and Page 2 of 7 process for a project that would be constructed and occupied over time. We would have to discuss the proposed phasing more before giving definitive direction on site plan entitlement for construction. 6. How do you propose to provide private residential open space for the multi-household residential uses on site per Section 38.27.020.E? Public access open space plazas cannot be counted towards the private residential open space requirements for the residential units. 7. The minimum required front yard setback staff would support on this project is ten feet via a relaxation. A ten foot utility easement is required on all street frontages per Section 38.23.060. 8. Staircases and other architectural elements may not encroach on the 10’ front yard utility easement per NorthWestern Energy comments. 9. The proposed apartment and apartment building uses must be identified as such and not as an accessory residential use to M-1 uses. The apartments and apartment buildings may be requested as a proposed use via a relaxation through the PUD. See Section 38.14.020.B.2.b. The code refers to uses approved as part of a PUD as conditional uses. The apartment use is requested as a conditional use/requested via a relaxation through the PUD. 10. The maximum lot coverage in the HMU district may not exceed 40 percent for principally residential use project. This project is a principally residential use project. If the project exceeds 40% lot coverage a relaxation is required to be requested. 11. The proposed relaxation to utilize another zones parking table and have it apply to this zone is not allowable by code. Unlike land uses, the code does not allow cross zone utilization of standards. For the purposed of this PUD individual parking relaxations must be requested for individual uses from table 38.25.040-3. E.g. If a 30% reduction is requested for office uses, request a 30% reduction in the required parking for office. Anticipate future nonresidential uses and propose reductions accordingly. List the relaxations individually, by use in the preliminary PUD. 12. Section 38.23.120 requires a location for mail delivery. The USPS will require multiple cluster box units for a project of this size. A street frontage location will be required with a loading zone. A location for this must be coordinated with the USPS prior to preliminary PUD submittal. 13. Consider providing significant secure covered bike parking. 14. Consider utilizing a greywater or roof drain water capture system for landscape irrigation. Page 3 of 7 15. No on street parking may be eligible to be counted on North Ida Avenue as the right of way is substandard at 45’ in width. A final determination on this issue may be made following confirmation of the final design of the full section of North Ida Avenue. The right of way may not be large enough to accommodate drive lanes, pedestrian facilities and on street parking on both sides of the street. 16. Provide draft development design guidelines with the preliminary PUD if phasing is proposed. 17. The proposed design guidelines shall include a section which clearly indicates portions that rely upon approval of the PUD, and identify a summary of items associated with relaxations and PUD performance. The City of Bozeman will rely upon the overall design standards required as part of the planned unit development application. The design standards may not be altered without consent of the City. 18. The preliminary plan submittal shall identify the uses to be allowed in the nonresidential spaces, both as proposed and for potential future allowed uses. Parking must be analyzed based upon those uses. 19. Provide an exhibit with the preliminary PUD that demonstrates the connectivity between each building and the proposed open spaces. There needs to be a system of hard surfaces and ADA accessibility between each building and the open spaces. The open spaces must be clearly delineated with the limits of each area, dimensions, and whether they are proposed as private or public access. PUD open spaces must meet a minimum of 23 landscape performance points. A PUD open space landscape plan is required with the preliminary application. 20. The parking requires commensurate provision of ADA parking stalls. Design of such stalls in the proposed parking structure does not appear to meet current building code. Please consult with the Building Division to establish requirements for meeting accessible space minimums for the project on the whole. For example, the residential portion of the parking garage must also include ADA parking stalls for the residential uses. 21. A notice prepared by the City shall be filed concurrently with the PUD so that it will appear on title reports. It shall read substantially as follows: Lots within the Cottonwood and Ida PUD are subject to specific design standards and restrictions on use. These standards may be found in [insert correct reference to design standard location]. Lot owners are advised that these are specific to Cottonwood and Ida PUD and are in place of the general development standards of the City of Bozeman Zoning. If a development standard is not specifically established in the Cottonwood and Ida PUD approval documents the general standards of the City apply. Modification of the special standards would require an amendment to the Cottonwood and Ida Planned Unit Development. Modifications are strongly discouraged. It is the obligation of the lot Page 4 of 7 owner to be fully informed as to these standards before beginning any home or site design process. Approval by the design review entity established in the covenants of the development does not bind the City of Bozeman to approve a construction plan. 22. Formal applications for preliminary plan must be submitted within one calendar year of the date of the comment letter. Advisory Comments 1. Next steps for the subject application review: • Design Review Board (DRB) consideration of the CPUD per Sec.38.19.040. on January 10, 2018 • Recreation and Parks Advisory Board consideration of the proposed cash in lieu of parkland January 18, 2018. 2. Next steps following completion of this application review, including opportunities highlighted for recommended concurrent review include: • Complete lot line adjustment (once all parcels are under one ownership) to aggregated all parcels into one lot. • Prepare and submit a PPUD application that clearly outlines all relaxation requests, provides draft guidelines and PUD performance point provisions, and incorporates modifications responsive to CPUD feedback, among other PPUD criteria. • Prepare and submit a FPUD with site plan review with CCOA. May request concurrent construction for infrastructure improvements. ENGINEERING COMMENTS Engineering Division, Shawn Kohtz, P.E., skohtz@bozeman.net, 406-582-2288 1. The applicant must provide an estimate of sanitary sewer peak-hour flows from the proposed project, so the City Engineering Division can verify downstream sewer capacity for the proposed project. 2. The applicant must provide a traffic impact study with the preliminary PUD application. 3. The applicant must construct E. Aspen Street to a complete City local street standard between N. Wallace Avenue and Ida Avenue. 4. The applicant must construct Ida Avenue to a complete City local street standard between E. Aspen Street and E. Cottonwood Street. Additionally, the City’s Page 5 of 7 Transportation Master Plan indicates a requirement for a bike boulevard in Ida Avenue, which must be incorporated in the street design. 5. The property owners’ association will be required to maintain the proposed on-street, angled parking along E. Cottonwood Street including snow plowing and maintenance of the parking surfaces. 6. The applicant must clarify public infrastructure completion in the phasing plan. 7. The 6-inch clay sanitary sewer mains in E. Aspen Street and E. Cottonwood Street are insufficient to accommodate sanitary sewer flows from the proposed project. The applicant must upgrade the 6-inch sanitary sewer mains to a minimum 8-inch PVC main from the manholes near the west property boundary to the locations on E. Aspen Street and E. Cottonwood Street where the existing sewer mains increase to 10-inch mains near Front Street. 8. The applicant proposed townhomes along Ida Avenue. However, there is not currently a sanitary sewer main in Ida Avenue. The applicant proposed a single, sanitary sewer service to connect the townhome complex on Ida Avenue to the sanitary sewer main in E. Cottonwood Street. Building code does not allow this configuration for townhome units. If the applicant keeps the townhome units in the design, the applicant must construct a sanitary sewer main in Ida Avenue from the southern edge of the townhomes and connect that main to the existing sanitary sewer main in E. Aspen Street. Subsequently, the applicant must construct individual sanitary sewer services to each townhome unit. A single sanitary sewer service may be constructed to serve an apartment complex or a condo complex, but building code does not allow a single sewer service to serve a townhome complex. 9. Bozeman Municipal Code (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. 10. The applicant must define snow storage for snow plowed from the fire access lane and the accesses to the courtyard. The fire access lane and the courtyard area must be maintained to allow emergency responders to access these areas year-round. The property owner’s association will be required to provide the necessary maintenance. Page 6 of 7 11. The applicant must develop solid waste collection locations and coordinate those plans with the Solid Waste Superintendent (Kevin Handelin). 12. The applicant must abandon any existing, unused water services at the main per City Water and Sewer Division requirements. 13. The applicant must abandon any existing, unused sanitary sewer services per City Water and Sewer Division requirements. 14. The applicant must update the existing water meter installation upon renovation of the existing building. The applicant must contact the City Backflow Prevention Specialist (Jubal Whitlock) in the City Water and Sewer Division to inspect the existing water meter installation and provide guidance to upgrade the installation. 15. 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. 16. The applicant must contact the City Engineering Division (Brian Heaston) for an analysis of cash-in-lieu (CIL) of water rights and pay any CIL of water rights due prior to site plan approval. 17. The applicant must analyze vision triangles through the project to ensure pedestrian, bike, and vehicular safety. 18. The applicant must construct a City standard street light at the intersection of E. Aspen Street and Ida Avenue. ADDITIONAL DIVISION COMMENTS Building Division; Bob Risk brisk@bozeman.net 406-582-2377 1. Building permit applications and plans for review are now submitted to the Building Division electronically. To be sure that your plans are corrected formatted and organized, please review the submittal information on our website, http://www.bozeman.net/Departments/Fire/Building/Apply-for-Building-Permit, or contact our Permit Coordinator Ashley Koenig at 406-582-2371) for more information. 2. Handicap accessible parking required for all uses. An accessible path to an accessible building entrance from all the parking areas must be provided. 3. Accessible pathways between all buildings is required. Fire Department; Jack Coburn jcoburn@bozeman.net 406-582-2386 1. The Fire Department needs access to the exterior of all buildings within the complex, i.e. be able to fight fire from all sides of all buildings. 2. The Fire Department needs access to the Fire Department Connections for all fire sprinklers and standpipes for the S-2 parking garage and all buildings. Page 7 of 7 3. There must be a fire hydrant within 100 feet of any dry standpipe connection. Water Conservation; Jessica Ahlstrom jahlstrom@bozeman.net 406-582-2265 Stormwater Division; Kyle Mehrens jkmehrens@bozeman.net 406-582-2270 Water and Sewer Division; John Alston jalston@bozeman.net 406-582-3200 Forestry Division; Alex Nordquest; anordquest@bozeman.net 406-582-3205 1. Coordinate with the Forestry Division on tree pit design and tree species selection for street trees. Special species selection is required for planting under power lines. 2. Provide sleeves/conduit for irrigation lines for all tree pits. NorthWestern Energy; Cammy Dooley; cammy.dooley@northwestern.com 3. Overhead power lines may require additional building setback in order to provide clearances. 4. A ten foot front yard utility easement is required on all street frontages. No stairway encroachments will be permitted. Parks and Recreation; Carolyn Poissant; cpoissant@bozeman.net 406-582-2908 Sustainability Division; Natalie Meyer nmeyer@bozeman.net 406-582-2317 Solid Waste Division; Kevin Handelin khandelin@bozeman.net 406-582-3238 1. A solid waste & recycling plan needs to be provided. 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.