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HomeMy WebLinkAbout18213 HRDCs Griffin Village CPUD-DRC Memo June 7 2018 FROM: DEVELOPMENT REVIEW COMMITTEE RE: HRDC’s GRIFFIN VILLAGE CONCEPT PUD, APPLICATION 18213 DATE: JUNE 7, 2018 Project Description: Concept Planned Unit Development (CPUD) application for new village including Food Bank, Resource Hub with Warming Center above, 41 detached transitional housing sleeping units and related site improvements Project Location: 206 East Griffin Drive Recommendation: Not applicable to a Zoning Concept PUD 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, Courtney Johnson, cejohnson@bozeman.net, 406-582-2289 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 38.430.030., BMC. The obligation to show a superior outcome is the responsibility of the applicant as conveyed by the PUD design guidelines. 3. Design Objectives and criteria. The design objectives and criteria with which a planned unit development proposal must comply are dependent upon the designated growth policy Industrial land use classification and M-1 (Light Manufacturing) zoning district. 4. Phasing of Planned Unit Developments. This proposed three phase PUD application must follow procedures established for pre-application review as outlined in this division 38.430 for approval of a phased planned unit development. After pre-application review is Page 2 of 8 completed, phased PUDs may be proposed in accordance with one of the following procedures outlined per Section 38.430.070. Please clearly specify which phased PUD approach this application will be implementing. 5. The Adopted Ordinance No. 1997 (which is Not Yet Codified) to amend the UDC, Chapter 38 of the BMC to add transitional and emergency housing as an authorized use. a. Proposed transition housing use is allowed as a Permitted Special Use. b. This use is exempt from parkland dedication requirements per the Adopted Ordinance No. 1997 (which is Not Yet Codified). c. Open space requirements per 38.520.060 do apply 6. Please review the Design objectives and PUD review criteria for PUDs within industrial areas. The subject property’s proposed uses does not place the least intense use along Griffin Drive (arterial street classification). The Food Bank warehousing activities are currently located along Griffin Drive and visible from the public, without buffering by the other uses. (38.430.090.E.2.d). 7. Montana Rail Link and Trail Corridor. Applicant must provide a pedestrian access easement from Montana Rail Link and complete a Class II Trail Corridor connecting to Rouse Avenue for the proposed trail access at the south property line. (38.400.110.) 8. Parking Count Analysis. The preliminary plan submittal shall identify the uses to be allowed in the nonresidential spaces and buildings, both as proposed and for potential future allowed uses. Parking must be analyzed based upon those uses. 9. Bike and Animal Control. Consider providing significant covered bike parking and potential secure animal containment areas. 10. Internal Roadway Design is not currently met with this proposed application. Please provide street trees along both sides of all internal access roads, excluding service drive area. (38.520.050.D.) 11. Block Frontage in Industrial Zones. Please review the standards for “Other” block frontages within industrial zones. (38.510.030.H) a. Please review minimum front setback requirements b. Please review planting areas between sidewalk and the building, outdoor storage or parking areas must be at least 20 feet in depth. 12. Please review the new Location and design of service areas and mechanical equipment (38.520.070). Please review comments and questions from Solid Waste Division. Page 3 of 8 a. Where the inside of service enclosures is visible from surrounding streets, pathways, and buildings, an opaque or semi-opaque horizontal cover or screen must be used to mitigate unsightly views. (38.520.070.C.1.c). b. The sides and rear of service enclosures must be screened with landscaping at least five feet wide in locations visible from the street, parking lots, and pathways to soften views of the screening element and add visual interest. (38.520.070.C.2). 13. Formal applications for preliminary plan must be submitted within one calendar year of the date of the comment letter. Proposed Relaxations 14. Proposed Building Entrance relaxation at least one building entry visible and directly accessible for the street is required. Departure criteria “…will be considered provided the alternative proposal meets the intent of the standards…”. The intent for Other Block Frontages intent is to “…ensure that development frontages along these streets provide visual interest at all observed scales and meet the design objectives of the city.” 15. Proposed sidewalk width relaxation for ‘local pathways’ is supported by staff with a proposed modification. Please provide a minimum 5 foot sidewalk where the ‘pods’ of sleeping units have a shared pathway. Otherwise if a ‘local pathway’ serves only one sleeping unit, Staff would be supportive of this proposed 3 foot wide sidewalk relaxation. Please see Staff modification markup to proposed relaxation below. Page 4 of 8 16. Proposed Special Residential Block Frontage Standards relaxations, Staff would be supportive of this proposed relaxation to support the functions of the two ADA sleeping units. (38.510.030.J) 17. Proposed Crosswalk relaxation, all crosswalks need to provide a durable contrasting materials and/or patterns to ensure the resilience of these identifying safety features are not diminished by continued pedestrian use and snow plowing. Staff would be supportive of crosswalk painting/artwork in addition to the minimum crosswalk standards. (38.520.040.C.3) 18. Proposed Open Space relaxation, please provide a detailed narrative how the design team plans to deviate from review criteria for Staff to evaluate. Ordinance No. 1997 (which is Not Yet Codified) does exempt parkland dedication requirements but does not exempt for open- space requirements. (38.520.060) Planning Advisory Comments 1. Next steps for the subject application review:  Design Review Board (DRB) consideration of the CPUD per Sec. Sec.38.200.010. on June 13, 2018 2. Next steps following completion of this application review, including opportunities highlighted for recommended concurrent review include:  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. May request concurrent construction for infrastructure improvements. ENGINEERING COMMENTS Engineering Division, Griffin Nielsen, EIT gnielsen@bozeman.net, 406-582-2280 1. The City’s capital improvement plan indicates an upgrade to West Griffin Drive to a City arterial street standard in fiscal year 2021. The applicant will be required to participate in that upgrade and will be responsible for the local share of improvements, which consists of curb and gutter, sidewalk, city standard accesses to the property, and street lights where adjacent to the property boundary. It appears that the City’s upgrade of Griffin Drive will occur after the proposed project. The City has a cash-in-lieu of infrastructure (CILI) program such that a development may pay CILI as an alternative to installing the improvements if the City has a planned upgrade. The future street section for West Griffin Drive has not yet Page 5 of 8 been determined. The applicant may look at possible street sections for arterial streets in the City’s Transportation Master Plan. 2. Griffin Drive is classified as a minor arterial street as such requires 100 ft. of right-of-way. Additional right-of-way must be dedicated prior to site plan approval to ensure that 50 ft. of ROW exists south of the street centerline along the property frontage. 3. The extension of the sewer system must be designed and constructed as to allow for the future construction of Griffin Drive. Manholes may not be placed within vehicle wheel paths. 4. The applicant must submit and estimate for the number of peak hour trips to the engineering department (Griffin Nielsen) to determine is a traffic impact study is required. 5. The applicant must demonstrate that emergency vehicles, City service vehicles (trash trucks and pumper trucks) and private service vehicles (deliver semi-trucks) have access through the site. The applicant must include a truck movement analysis with a future application to demonstrate. 6. The plan indicates a single centrally located trash collection receptacles. The applicant must demonstrate that is design will effectively serve this proposed development and demonstrate that trash trucks can still access the full site. 7. Utility service locations and spacing must be approved by both Northwest Energy and the Water and the Public Works Department. The applicant is encouraged to contact the water department to discuss the possibility using a master meter for the southern units. 8. The water and sewer main easement must be extended up to the south east property boundary to allow for future looping of the water distribution system and possible extension of the sanitary sewer system. No structures or major landscaping features (trees) maybe placed with in this easement. 9. The applicant must provide written approval from the railroad from the proposed trail connection at the southern end of the property prior to a preliminary PUD approval. 10. The applicant must submit detailed plans of the location and construction of the bus stop for review by the City along with documentation from the bus service approving of the location and design of the stop prior to site plan approval. In addition the applicant must obtain an encroachment permit for any structures associated with the stop (shelter, signs, etc.) prior to preliminary PUD approval. 11. A stormwater drainage/treatment grading plan and maintenance plan for a system designed to remove solids, silt, oils, grease, and other pollutants must be provided to and approved with the site plan application. The plan must demonstrate adequate site Page 6 of 8 drainage (including sufficient spot elevations), storm water detention/retention basin details (including basin sizing and discharge calculations, and discharge structure details), storm water discharge destination, and a storm water maintenance plan. The approved stormwater maintenance plan must be incorporated into the Owners Association Documents and submit a copy prior to site plan approval. If the applicants proposes to utilize stormwater infrastructure and capacity that was created with the subdivision, the applicant must submit the supporting sections of the subdivision stormwater report with a site plan application. 12. Fire services line will be required for the proposed food bank. The applicant must prepare plans and specifications for any fire service line in accordance with the City’s Fire Service Line Policy. The plans must be prepared 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 must 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, must be a standalone submittal, separate from the site plan submittal. City of Bozeman applications for service must be completed by the applicant. 13. The applicant must contact the City of Bozeman Engineering Department (Brian Heaston) to obtain an estimate for payment of cash-in-lieu of water rights or to determine if a cash-in- lieu payment has already been made. Any payment shall be provided in accordance to Bozeman Municipal Code (BMC) section 38.410.130. 14. The Montana Department of Fish, Wildlife & Parks, SCS, Montana Department of Environmental Quality and Army Corps of Engineer's shall be contacted regarding the proposed project and any required permits (i.e., 310, 404, Turbidity exemption, etc.) shall be obtained prior to preliminary PUD approval. 15. If they do not already exist the applicant must provide and file with the County Clerk and Recorder's office executed Waivers of Right to Protest Creation of Special Improvement Districts (SID’s) for the following: a. Street improvements to West Griffin Drive including paving, curb/gutter, sidewalk, and storm drainage b. Street improvements to East Griffin Drive including paving, curb/gutter, sidewalk, and storm drainage c. Intersection improvements to North 7th Avenue and West Griffin Drive d. Intersection improvements to North Rouse Avenue and East Griffin Drive e. Intersection improvements to Manley Road and Griffin Drive Page 7 of 8 The applicant may obtain a copy of the template SID waiver from the City Engineering Department (Griffin Nielsen). The document filed must specify that in the event an SID is not utilized for the completion of these improvements, the applicant agrees to participate in an alternate financing method for the completion of said improvements on a fair share, proportionate basis as determined by square footage of property, taxable valuation of the property, traffic contribution from the development, or a combination thereof. The applicant must provide a copy of the SID waiver filed with the County Clerk and Recorder prior to preliminary PUD approval. 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 at 406-582-2371) for more information. Fire Department; Scott Mueller smueller@bozeman.net 406-582- 2353 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. Due to the presence of overhead power along Griffin Drive, it may be impractical or difficult to plant large canopy trees within the public right-of-way, 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. NorthWestern Energy; Cammy Dooley; cammy.dooley@northwestern.com 1. Overhead power lines may require additional building setback in order to provide clearances. Please contact and discuss further with Northwestern Energy what potential easements may be required with future development. The following overhead power was discussed during the DRC meeting: a. 161 transmission line along Griffin with a 50ft on center easement for future development b. 50 KVA overhead along the western property line with a 40ft on center easement required for future development Parks and Recreation; Carolyn Poissant; cpoissant@bozeman.net 406-582-2908 Sustainability Division; Natalie Meyer nmeyer@bozeman.net 406-582-2317 Page 8 of 8 Solid Waste Division; Kevin Handelin khandelin@bozeman.net 406-582-3238 1. A solid waste & recycling plan needs to be provided. 2. Please provide details of the proposed garbage enclosure. 3. Will the housing be using the enclosure or individual garbage totes? 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.