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HomeMy WebLinkAbout18355 DRC MemoDRC Memo Valley West Square PUD RE:Valley West Square PUD Application No: 18355 Application Type:Master Site Plan Project Address: To Whom it May Concern, Respectfully, CC:Kardar, LLC c/o Craig Danenhauer 2001 Stadium Drive Bozeman, MT 59715 406.556.7704 craig.danenhauer@bhhsmt.com Thursday, August 30, 2018 Intrinsik Architecture Attn. Marjorie Hennessy 111 N. Tracy Avenue Bozeman, MT 59715 406.582.8988 mhennessy@intrinsikarchitecture.com NE Corner of N. Cottonwood Road & W. Babcock Street Thank you for your application to review the proposed Master Site Plan. We hope that these notes and suggestions assist you with this potential future project. Please note that comments are preliminary and based on information provided. If you have any more questions, or if the Community Development Department can be of further assistance, please do not hesitate to contact me at 406-582-2289 or cejohnson@bozeman.net. Courtney Johnson, AIA, NCARB Senior Planner Page 1 of 7 DRC Memo Valley West Square PUD Thursday, August 30, 2018 MEMORANDUM FROM:DEVELOPMENT REVIEW COMMITTEE RE:Valley West Square PUD Current Application No:18355 Project Summary: Full Site Address: Legal Description: 1.0 2.0 Planning Division Courtney Johnson, AIA cjohnson@bozeman.net 406-582-2289 1.0 2.0 2.1 2.2 Alley to the north of the property must be upgraded to be 24' minimum paved width to allow for proper vehicle and emergency access throughout the year. Please see Engineering and Fire Department comments. The site plan shall have an initial entitlement period of one year. The applicant may seek an extension of not more than one additional year. Extensions may be sought under the provisions of Section 38.19.120.D. Section 3 – REQUIRED CODE CORRECTIONS All references are to the Bozeman Municipal Code. 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. Please relocate the trash enclosures within the parking area and/or provide adequate additional landscaping around all sides proposed trash's enclosure, without encroaching into the public utility easement. Proposed conceptual screening fence may not be located within the utility easement. 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. The horizontal screen/cover should be integrated into the enclosure design and compatible with adjacent development. Please include a horizontal cover for the proposed trash enclosures. Sec. 38.520.070.C Screening of ground related service areas and mechanical equipment. NE Corner of N. Cottonwood Road & W. Babcock Street Lot 3A, Tract 3, Block 1 of the Valley West Subdivision 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. 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. 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. The subject property is within the Valley West Planned Unit Development and designated as a commercial area. Page 2 of 7 DRC Memo Valley West Square PUD Thursday, August 30, 2018 2.3 3.0 Planning Advisory Comment: 1.0 2.0 3.0 Engineering Division Griffin Nielsen gnielsen@bozeman.net 406-582-2280 1.0 2.0 3.0 Bozeman Unified Development Code (UDC) Section 38.400.010.A. states: All streets must comply with the adopted growth policy and/or transportation plan. The arrangement, type, extent, width, grade and location of all streets must 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 design standards contained in these regulations apply to all construction, reconstruction and paving of streets. Review authority for exceptions or modifications to this section is specified in division 38.220. The City is planning a street upgrade of Cottonwood Road between Babcock Street and Durston Road including an upgrade of the intersection of Cottonwood Road and Babcock Street. The following items of the street upgrades apply to the proposed project: The applicant must widen the alley on the northern edge of the property to use the alley as a two-way access prior to master site plan approval. The 16 foot wide access is not acceptable. The existing stormwater inlet and utility boxes will likely need to be relocated to accommodate the alley widening. Sidewalk along Babcock must be constructed with the first phase of development. The master site plan must be updated to include the sidewalk with Phase I. Pedestrian and vehicular ingress, egress and circulation. Please provide a pedestrian pathway to access the trash enclosures. (Sec. 38.230.100.A.6) a. The applicant must coordinate water and sanitary sewer service connections with the City Engineering Division (Bob Murray) design of Cottonwood Road improvements. Pavement cuts in newly constructed asphalt in Cottonwood Road will not be allowed after the Cottonwood Road improvements. b. The applicant is responsible for the local cost share of the street improvements including one vehicular travel lane, curb and gutter, and sidewalk adjacent to the property boundary on Cottonwood Road. If the applicant’s project proceeds prior to City improvements to Cottonwood Road, the applicant provide an estimate for the applicant’s share of cash-in-lieu of infrastructure per Bozeman Municipal Code (BMC) 38.270.070 and have this estimate reviewed and approved prior to master site plan approval and must pay the full cash-in-lieu of infrastructure amount prior to site plan approval. c. The applicant is responsible for coordinating the right-in, right-out access onto Cottonwood Road with the design engineer for Cottonwood Road. Please label and dimension all public utility easements, setbacks, etc. on all plans. Per Valley West Commercial Design Standards "Trash containers shall be located within the parking area and screened from public view." Please relocate trash enclosures to align with both the Valley West Commercial Design Standards and the Unified Development Code. Please review the ADA parking space north of lot 4, not an ideal configuration. Please identify the required ADA parking space associated with the building on Lot 3. Page 3 of 7 DRC Memo Valley West Square PUD Thursday, August 30, 2018 4.0 5.0 6.0 7.0 8.0 UDC 38.410.070.A.1 states: The developer must install complete municipal water and sanitary sewer system facilities, or a system allowed by section 38.350.030.D, and may be required by the city to install municipal storm sewer system facilities. These systems must be installed in accordance with the requirements of the state department of environmental quality and the city, and must 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 must submit plans and specifications for the proposed facilities to the city and to the state department of environmental quality and must obtain their approvals prior to commencing construction of any municipal water, sanitary sewer or storm sewer system facilities. The applicant must include the street visions triangle at the corners of Cottonwood Road and Babcock Street, Stafford Avenue and Babcock Street and at the access onto Stafford Avenue from the alley on the master site plan prior to approval. The applicant must provide the City standard 10 foot front yard utility easement along Stafford Avenue. The master site plan applicant must be updated to include this easement. The original owner executed easement must be provided using the city’s standard language, please contact the City Engineering Department (Griffin Nielsen) to obtain a copy of this language. As the applicant has indicated that all easements will be provided with a forthcoming subdivision, this requirement may be listed as a conditional of approval for the master site plan. The applicant must provide the public access easement for the driveway that connects the alley to Cottonwood Road. The original owner executed easement must be provided using the city’s standard language, please contact the City Engineering Department (Griffin Nielsen) to obtain a copy of this language. As the applicant has indicated that all easements will be provided with a forthcoming subdivision, this requirement may be listed as a conditional of approval for the master site plan. A water main easement must be provide for the hydrant extension using the City standard language. The original owner executed easement must be provided using the city’s standard language, please contact the City Engineering Department (Griffin Nielsen) to obtain a copy of this language. As the applicant has indicated that all easements will be provided with a forthcoming subdivision, this requirement may be listed as a conditional of approval for the master site plan. The applicant must execute and file shared parking and drainage path easements prior to master site plan approval and show corresponding areas on the subdivision application. UDC 38.410.060.A. states: Where determined to be necessary, public and/or private easements must be provided for private and public utilities, drainage, vehicular or pedestrian access, etc. UDC 38.400.100.C states: Drive aisles 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 is 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 must use the vision triangle standard for local streets when intersecting local, collector, or arterial streets. Page 4 of 7 DRC Memo Valley West Square PUD Thursday, August 30, 2018 9.0 10.0 11.0 12.0 13.0 14.0 If not already filed for the subject site, 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: UDC Section 38.410.080.A. states: The developer must install complete drainage facilities in accordance with the requirements of the state department of environmental quality and the city, and must 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 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 must submit plans and specifications to the city and to the state department of environmental quality (if applicable), and must obtain their approvals prior to commencing construction of any drainage system facilities. UDC Section 38.410.130.A states: Prior to a final approval of all development reviewed as a site plan, conditional use permit, planned unit development, or subdivision and prior to an annexation of any land, one of the following must occur: Payment must be made to the city of a payment-in-lieu of water rights, calculated based on the annual demand for volume of water the development will require multiplied by the most current annual unit price; The proposed project may not exceed sanitary sewer flows allocated to the property in the Valley West Sewer Trunk Main. The applicant must analyze the project flows and compare the project flows to the sewer flow allocation for the property in the Design Report for Valley West Sewer Trunk Line (1998) by Morrison-Maierle, Inc. The applicant has indicated that the proposed demand does not exceed the allocated flow, however the applicant must provide the analysis supporting this conclusion for review and approval prior to master site plan approval. The proposed hydrant will require separate plans and specifications to be submitted according to the City Design Standards and Specifications Policy Manual. A water main easement must be provide for the hydrant extension using the City standard language. The original owner executed easement must be provided using the city’s standard language, please contact the City Engineering Department (Griffin Nielsen) to obtain a copy of this language. As the applicant has indicated that all easements will be provided with a forthcoming subdivision, this requirement may be listed as a conditional of approval for the master site plan. No structures (including fences) may be placed with the required water main easement. The landscaping plan must be updated. The applicant should demonstrate that grease interceptors can be placed in location to allow for reasonable maintenance access for all building assumed to be permitted for food production prior to master site plan approval. Include details on the short and long term maintenance of the underground infiltration system in the maintenance plan and include this maintenance plan included in the Property Owners Associate Document. The applicant must contact the City Engineering Division (Brian Heaston) for an analysis of CIL of water rights and pay any CIL of water rights due prior to future site plan approvals. Page 5 of 7 DRC Memo Valley West Square PUD Thursday, August 30, 2018 Engineering Advisory Comments: 1.0 2.0 3.0 Plans and Specifications for water and sewer main extensions, streets, and storm water improvements, prepared and signed by a professional engineer (PE) registered in the State of Montana shall be provided to and approved by the City Engineer. Water and sewer plans shall also be approved by the Montana Department of Environmental Quality. The applicant shall also provide professional engineering services for construction inspection, post- construction certification, and preparation of mylar record drawings. Construction shall not be initiated on the public infrastructure improvements until the plans and specifications have been approved and a preconstruction conference has been conducted. Building permits will not be issued prior to City acceptance of the infrastructure improvements unless all provisions set forth in Section 38.270.030.C of the Bozeman Municipal Code are met to allow for concurrent construction. The applicant must complete construction of off-site sanitary sewer upgrades prior to obtaining a building permit. The document filed must specify that in the event an SID is not utilized for the completion of these improvements, the developer 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 filed SID waiver prior to master site plan approval. a. Street improvements to North Cottonwood Street including paving, curb/gutter, sidewalk, and storm drainage b. Street improvements to Babcock Street including paving, curb/gutter, sidewalk, and storm drainage c. Intersection improvements to North Cottonwood Street and Babcock Street d. Intersection improvements to North Cottonwood Street and Durston Road e. Intersection improvements to North Cottonwood Street and Huffine Lane f. Intersection improvements to North Ferguson Avenue and Babcock Street 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 site plan submittals. City of Bozeman applications for service shall be completed by the applicant 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. The proposed coffee shop will require a grease interceptor. The applicant is also advised to install grease interceptors for any other buildings that are likely to have food preparation facilities as it is difficult to retrofit sites for grease interceptors after the site is constructed. Page 6 of 7 DRC Memo Valley West Square PUD Thursday, August 30, 2018 Forestry Division Alex Nordquest ANordquest@BOZEMAN.NET 406-582-3225 1.0 Parking Service Division Edwin Meece emeece@bozeman.net 406-582-2903 Water Conservation Jessica Ahlstrom jahlstrom@bozeman.net 406-582-2265 Solid Waste Division Kevin Handelin khandelin@bozeman.net 406-582-3238 Stormwater Division Kyle Mehrens jkmehrens@bozeman.net 406-582-2270 Building Division Bob Risk brisk@bozeman.net 406-582-2377 Parks and Recreation Carolyn Poissant cpoissant@bozeman.net 406-582-2908 Sustainability Division Natalie Meyer nmeyer@bozeman.net 406-582-2317 Fire Department Scott Mueller smueller@bozeman.net 406-582-2382 1.0 2.0 3.0 NW Energy Cammie Dooley cammy.dooley@northwestern.com 406-582-4680 1.0 2.0 4.0 5.0 General Comments: The alley access off of Stafford must be upgraded to a minimum of 24 feet for proper emergency access. 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. Please relocate the new fire hydrant to be centralized within this development, closer to the main access off of Stafford Avenue within a parking island. Please provide fire land striping and signage plan. Please contact Northwestern Energy for project review, which is separate from the City Review process. Any transformer locations must maintain 10 feet separation from any combustible building surface or 2 feet from a non-combustible building surface (non-combustible surface include brick, cinder block, concrete, and stone. Stucco is considered combustible). Due to tight configuration of some buildings please insure this separation can be met. Insure that adequate wall space is provided for the single and multiple gas meters; including but not limited to a 3 foot radius from the regulator to any opening and/or 10 feet to a mechanical air intake. Please contact the local NorthWestern Energy engineer to provide you with a schematic of the gas meters layout. 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 Please show utility easements on all sheets for review purposes. Please confirm PUE on Cottonwood Street on overall site plan(s). Please review appropriate tree species under the power lines along the western frontage at Cottonwood. Page 7 of 7