HomeMy WebLinkAbout18355 Narrative & PlansAugust 2018
V W S
Master Site Plan (MSP) Applica#on
V W PUD
Valley West Square
Master Site Plan Applicaon
Table of Contents
I. Master Site Plan Applicaon Forms & Checklists:
(A1, N1, MSP, SP1, PLS)
II. Project Team
III. Response to Concept Review Comments
IV. Master Site Plan Narrave
A. Project Narrave
B. Site Plan Elements
V. Legal & Guiding Documents
Appendices:
Appendix A: Dra/ Shared Use Agreement for Parking and Stormwater Drainage
Appendix B: Approved Use & Design Standards for Commercial Lots: Valley West
PUD
Appendix C: Project Locaon within Valley West PUD
Appendix D: Site Lighng Package
Appendix E: Stormwater Design Report & Drainage Area Map
Appendix F: Stormwater Maintenance Plan
Appendix G: Exempt Well Le4er
Appendix H: Traffic Impact Study
Appendix I: Valley West Square Dra/ Design Manual
Appendix J: Valley West Square By-Laws
Appendix K: Valley West Square Declaraon
Plan Set:
A 1.0 Cover Sheet
C 1.0 Mater Site Plan
C 2.0 Grading & Drainage Plan
C 3.0 Civil Details
L 1.0 Landscape Master Plan
L 1.1 Landscape Notes and Legends
PM 1.0 Lighng and Photometric Plan
Valley West Square
Master Site Plan Applicaon
II. Project Team
PROJECT Kardar, LLC
OWNER 2001 Stadium Drive
Bozeman, MT 59715
p: 406.556.7704
PROJECT TEAM
Planning Intrinsik Architecture, inc.
111 N. Tracy Avenue,
Bozeman, MT 59715
p: 406.582.8988
Engineering C&H Engineering and Surveying, inc.
1091 Stoneridge Drive,
Bozeman, MT 59718
p: 406.587.1115
Landscape Design 5, LLC
Architecture 37 E. Main Street, Suite 10
Bozeman, MT 59715
p: 406.587.4873
Valley West Square
Master Site Plan Applicaon
III. Responses to Concept Review (CONR) 18-010, February 5, 2018
Planning Division:
1. On January 4, 2018 the City Commission finally approved changes to Chapter 38 of Bo-
zeman Municipal Code. The changes are effec#ve on March 31, 2018. Any applica#on that
does not receive adequacy, as defined by this chapter, prior to March 31, 2018 will be re-
viewed under revised Chapter 38.
Response: Applicant is aware and understands this project will be reviewed under re-
vised Chapter 38. This understanding is reflected in the Master Site Plan applicaon.
2. The subject property is zoned B-1.
Response: Applicant is designing the project to conform with B-1 zoned uses.
3. The subject property is within the Valley West Planned Unit Development and designat-
ed as a commercial area.
Response: Applicant is designing the project to reflect Valley West PUD standards
where applicable.
4. Prior to submiEng Preliminary Plat Applica#on a subdivision Pre-App Applica#on is re-
quired.
Response: Applicant understands this as part of the entlements process, see Item 5
for further informaon.
5. Master Site Plan (MSP) approval is required prior to subdivision approval due to recipro-
cal parking and access/building pad configura#on. The Master Plan submiHal must include
all relevant and applicable use, design, and area standards associated with the Valley West
PUD commercial area. Please provide the following documenta#on with the MSP sub-
miHal:
A. Approved use tables for the commercial lots within the Valley West PUD and anal-
ysis showing proposed uses conform to the intent of the PUD.
B. Approved design standards for commercial buildings in the Valley West PUD and
analysis showing conformance with the design standards.
Response: Applicant understands this and is submiGng the MSP applicaon prior to
beginning the subdivision approval process. As part of the MSP applicaon, the re-
Valley West Square
Master Site Plan Applicaon
quested tables from the Valley West PUD are provided in the applicaon.
6. A site plan applica#on is required for each subsequent phase of the development. All
drive access and parking areas will be required to be constructed with the first phase of de-
velopment.
Response: Applicant is aware and understands this requirement. See narrave for phas-
ing informaon.
7. Please consider the rela#onship between each step in the en#tlement process and how it
might relate to the desired comple#on of each phase of development. For example, prior to
submiEng a site plan applica#on for any building in the development the subdivision final
plat must be complete.
Response: Applicant has considered this and has developed a meline to address the
entlements process for this project. This Master Site Plan applicaon is being submi4ed
first, per City comments and recommendaons. The process is outlined further in the
narrave.
8. With the Master Site Plan submiHal please detail proposed uses for Building 5. According
to Ar#cle V, Sec#on 4, part A of the Valley West Protec#ve Covenants and Restric#ons limits
uses to those allowed in the B-1 zoning district. This sec#on also details building placement
and yards (setbacks). Based on preliminary analysis of the proposed use the drive through
uses and/or convenience uses the proposed use may be prohibited by the base zoning. Al-
lowed uses and restric#ons apply to all proposed uses within the development.
A. Coffee shop w/drive through defined as Convenience Use or Convenience Food Res-
taurant. Convenience Uses are not allowed in the B-1 district.
B. Drive throughs are also not allowed in the B-1 district. Please refer to tables in sec-
#on 38.310.040.A and their associated defini#ons.
Response: A drive through is no longer allowed or proposed as part of the applicaon.
This is further addressed in the narrave and Appendix B contains the approved uses and de-
sign informaon for the Valley West PUD.
9. Grease interceptors are recommended for all buildings.
Response: The applicant is not construcng building s at this me. However, grease inter-
ceptors will be included with each building that requires an interceptor. These will be
included with subsequent site plan submi4als for each building.
10. Extend one pedestrian pathway through the parking lot to Stafford. Assure pedestrian
pathways are wide enough to accommodate path of travel and vehicle overhang.
Valley West Square
Master Site Plan Applicaon
Response: There are three (3) pedestrian pathways that connect through the parking lot
to Stafford Avenue and others for comprehensive connecvity. See Sheet C1.0 for more
detail.
11. An interior fire hydrant is required.
Response: Applicant has sited a fire hydrant internally in the northeast secon of the
property, within a landscape area of Lot 5. See Sheet C1.0 for locaon.
12. Alley must be upgraded to 24’ minimum paved width and access at Stafford
Response: The alley is currently a 16’ wide paved surface which results in two 8’ wide
travel lanes with no parking on either side. The exisng alley cannot be expanded to the
north due to an exisng driveway and house. There is an exisng storm inlet and exisng
ulity boxes to the south of the exisng access that would be disturbed if the alley were
to be expanded to the south. Although 16’ is narrow, it does allow for two way traffic. In
addion, there is a 4’ gravel secon provided to the south of the exisng pavement that
allows for vehicles to make room for two way traffic in the case of larger vehicles passing
one another within the alley.
13. NorthWest Energy
a. There are exis#ng underground u#li#es along Stafford and the Alley. Please provide
a minimum 10’ easement in that loca#on.
b. There are overhead power lines on CoHonwood that must be considered with future
development to insure separa#on and other poten#al standards.
Response: Applicant is aware and understands these condions. An easement is called
out on Sheet C1.0 and will be included with the plat. The overhead power lines are noted
on the survey and sheet C 1.0. They are also addressed with respect to plant materials in
the design regulaons.
14. City Forester requires small species trees approved for plan#ng under power lines along
CoHonwood. See tree guide. Ensure spacing is met between services and buildings.
Response: Applicant is aware and will meet these condions.
Engineering Division:
1. The City is planning a street upgrade of CoHonwood Road between Babcock Street and
Durston Road including an upgrade of the intersec#on of CoHonwood Road and Babcock
Valley West Square
Master Site Plan Applicaon
Street. The following items of the street upgrades apply to the proposed project:
a. The applicant is responsible for the local cost share of the street improvements
including one vehicular travel lane, curb and guHer, and sidewalk adjacent to the
property boundary on CoHonwood Road.
b. The applicant must coordinate water and sanitary sewer services connec#ons
with the City Engineering Division (Bob Murray) design of CoHonwood Road Im-
provements. Pavement cuts in newly constructed asphalt in CoHonwood Road
will not be allowed aOer the CoHonwood Road improvements.
c. If the applicant’s project proceeds prior to City improvements to CoHonwood
Road, the applicant must pay cash-in-lieu of infrastructure per Bozeman Munici-
pal Code (BMC) 38.39.070 for the applicant’s share of CoHonwood Road improve-
ments prior to site plan approval.
Response:
a. The applicant is aware of this responsibility.
b. All water and sanitary sewer services are to be installed prior to the improvements
to Co4onwood Road. Therefore, no street cuts will be necessary within new pavement.
c. The project is ancipated to proceed prior to the Co4onwood Road improvements.
This applicaon is just for Master Site Plan approval and does not include any construc-
on. Any required cash-in-lieu of infrastructure will be paid prior to individual site plan
approvals.
2. 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 com-
pare the project flows to the sewer flow alloca#on for the property in the Design Report for
Valley West Sewer Trunk Line (1998) Morrison-Maierle, Inc. If the project flows exceed the
alloca#on, a downstream sanitary sewer main upgrade will be required prior to site plan
approval(s).
Response: The wastewater generaon for the proposed project has been analyzed
based on the City of Bozeman Design Standards and it has been found that the pro-
posed project does not exceed the sanitary sewer flows allocated to the property in
the Valley West Sewer Trunk Main. Therefore, no upgrade to the downstream sanitary
sewer main will be needed.
3. The proposed drive access to CoHonwood Road will only be allowed as a right-in, right-
out restricted movements access. A full drive access at this loca#on does not meet the ac-
cess separa#on standard in BMC 38.24.090 for an arterial street.
Response:
A right-in, right-out median has been added to the drive approach from Co4onwood
Road.
Valley West Square
Master Site Plan Applicaon
4. The applicant must widen the alley on the northern edge of the property to use the alley
as a two-way access.
Response: The exisng alley is currently a 16’ wide paved surface which results in two 8’
wide travel lanes with no parking on either side. The alley cannot be expanded to the
north due to an exisng driveway and house. There is an exisng storm inlet and ex-
isng ulity boxes to the south of the exisng access that would be disturbed if the alley
were to be expanded to the south. Although 16’ is narrow, it does allow for two way
traffic. In addion, there is a 4’ gravel secon provided to the south of the exisng pave-
ment that allows for vehicles to make room for two way traffic in the case of larger vehi-
cles passing one another within the alley.
5. The applicant must provide a public access easement for the driveway that connects the
alley to CoHonwood Road.
Response: A public access easement has been shown on the master site plan. The ease-
ment will be executed with the Subdivision Applicaon.
6. The applicant must analyze the capacity of the exis#ng stormwater conveyance and deten-
#on system to accommodate the proposed project. If the stormwater system capacity is inad-
equate, the applicant must provide stormwater deten#on or reten#on on-site for the excess
stormwater runoff beyond the exis#ng system design capacity.
Response: The exisng stormwater conveyance and detenon system was originally de-
signed to accommodate the proposed project, however a C-factor of 0.35 was used over
the whole site. With the proposed layout, the C-factor for the project is 0.80, which will
produce more runoff than what was originally allocated. A combinaon of a small reten-
on pond/pre-treatment bay and underground infiltraon chambers have been pro-
posed with this project to handle the addional runoff. Please see the a4ached Storm-
water Design Report for more details.
7.The applicant is advised that a grease interceptor, conforming to the latest adopted edi-
#ons of the Uniform Plumbing Code must be installed with any development responsible for
food prepara#on. 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
prepara#on facili#es as it is difficult to retrofit sites for grease interceptors aOer the site is
constructed.
Response: Grease interceptors will be provided for any building that is likely to have
food preparaon facilies. These grease interceptors will be placed and designed with
individual site plans for each building.
Valley West Square
Master Site Plan Applicaon
8.The applicant must abandon any unused water services to the property at the main per
City Water and Sewer Department requirements.
Response: There are no known abandoned or unused water services to the property.
9. The applicant must abandon any unused sanitary sewer services to the property per City
Water and Sewer Department requirements.
Response: There are no known abandoned or unused sanitary sewer services to the
property.
10. Any trenching in CoHonwood Road or in Babcock Street will require flowable fill in the
full depth of the trench.
Response: The applicant understands this requirement and will comply.
11. Adequate snow storage areas must be designated outside the sight triangle but on the
subject property.
Response: Adequate snow storage will be provided and is shown on the Master Site
Plan.
12. The proposed development falls within a known area of high groundwater. No crawl
spaces or basements may be constructed such that sump pumps are required to pump water
from these spaces. Sump pumps are not allowed to be connected to the drainage system.
Water from sump pumps may not be discharged onto streets, such as into the curb and
guHers where they may create a safety hazard for pedestrians and vehicles.
Response: This condion is noted and a note stang this will be on the plat.
13. 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 prior to site plan approval.
Response: Brian Heaston has been contacted regarding the CIL of water rights. No CIL
of water rights has been paid for the subject property. Therefore, for each subsequent
site plan for the building sites, any required CIL of water rights will be paid prior to site
plan approval.
14. The applicant must execute and file shared parking and drainage path easements prior
to Master Site Plan approval.
Response: A shared parking and drainage path easement exists over the enrety of the
Valley West Square
Master Site Plan Applicaon
IV. Master Site Plan Narrative
A. Project Narrative
This project proposes a commercial subdivision development, Valley West Square, located
at the northeast corner of West Babcock Street and North Co4onwood Road and will
subdivide the current Lot 3A into 6 commercial lots. The 2.65 acre subject site is part of the
Valley West Neighborhood (PUD) and is zoned B-1. This Master Site Plan (MSP) details the
division of the subject site into six (6) parcels. Per City recommenda#ons and keeping with
the entlements process, the MSP applicaon is being submi4ed concurrently with the
subdivision process. A subdivision pre-applica#on will be submiHed approximately two to
threes weeks a/er this MSP applicaon. The applicant understands that subsequent
development of each lot will require a Site Plan Applicaon. Addionally, the applicant has
included a dra/ shared use agreement for the drainage easements to be signed and
executed upon final approval (Appendix A). The proposed entlement period for this MSP
is five (5) years.
The intent of Valley West Square is to create a contribung neighborhood commercial
center. Upon compleon, the project will provide approximately 38,000 square feet of
commercial space, as a mix of office and some oponal retail. The project will also create
an opon for a small coffee shop that is walkable to the Valley West neighborhood and
surrounding areas.
As part of Phase I, the applicant plans to develop Lot 6, which is proposed as common
parking and circulaon to serve the other five lots and buildings. Given the shared access
for Lots 1-5, it is understood that Lot 6 must be developed as part of Phase I. Lots 1-4 are
Valley West Square
Master Site Plan Applicaon
yet to be determined commercial space. Lot 5 has been designated to allow a coffee shop
or small eatery. Please see Appendix B for a list of allowable uses per the Valley West PUD.
All proposed buildings in Lots 1-5 will be oriented to the perimeters of the parcel per the
Valley West PUD, with maximum building heights at 38’. The coffee shop (Lot 5) will be
sited in the NE corner of the parcel. Any lots pursuing ground floor office space will apply
have to apply for a condional use permit. See Sheet C 1.0 for phasing boundaries.
Lots 1-5 will be developed in future phasing as the market responds and will require
individual site plans. The site will incorporate landscaping and buffering as required, to
migate visual impacts for the residenal uses adjacent to the site. Landscaping and site
plan elements will also be incorporated to enhance pedestrian use and experience and
increase connecvity to adjacent sites. All landscape and architectural requirements to
meet the intent of the Master Site Plan and meet the Bozeman Municipal Code are
detailed later in the guiding documents secon of this narrave.
The site will be accessed from the northwest corner, off of North Co4onwood Road, as well
as from the east via Stafford Avenue, which is aligned with the alley to the east, see
Appendix C for site locaon within to the Valley West PUD. No access is allowed from
West Babcock Street. The plan proposes a connecon with the exisng adjacent alley on
the north as well. Upon approval of this Master Site Plan, individual site plans will be
submi4ed for each lot within Valley West Square. All applicaons and development will be
consistent with the approved Master Site Plan and is subject to all review criteria in
Chapter 38 of the Bozeman Municipal Code.
B. Site Plan Elements
ZONING
Currently, the project site is an originally planned but currently undeveloped vacant lot and
Valley West Square
Master Site Plan Applicaon
is part of the Valley West PUD and is zoned B-1, Neighborhood Business District. It is
adjacent to R-3, Residenal Medium Density, to the north and east. Directly south and west
the property is bordered by B-1 zoned parcels. Further southeast of the project site, across
W. Babcock, land is zoned RO.
VALLEY WEST PUD
Valley West Square is located within the Valley West PUD and is classified as a Type III Lot,
Co4onwood Shop Front, see Appendix B for this secon of the PUD. Permi4ed uses are
those that are permi4ed under the Bozeman Municipal Code. This secon of the PUD
dictates maximum building heights (38’) and footprints, parking calculaons and other site
elements. Due to the ulies and exisng easements, buildings on-site will be setback more
than 4 feet from property lines. It should be noted that these PUD regulaons were wri4en
14 years ago and design/planning pracces and codes have since evolved. The site plan
calls for commercial buildings with mulple pedestrian oriented spaces and plazas. The
intent is to create a vibrant commercial development, respect the 5,000 square feet
maximum building footprint requirements, and engage streets through the pedestrian
plazas across the campus. The applicant feels this meets the spirit of the 75% building
street façade requirement by connecng buildings with urban open spaces across the
campus.
PARKING
Valley West Square will develop Lot 6 as a common parking lot for Lots 1-5. Lot 5 may
include seven parking spaces (4 to serve Lot 5 and 3 for Lot 1). The final build out of the
project will be constrained by the amount of parking provided. No building foot print can
exceed 5,000 square feet and nor exceed 38’ in height. The applicant is ancipang 38,000
square feet of commercial space upon full build out and has based the parking calculaons
on that figure. Per the approved Valley West PUD and its associated parking relaxaons (1
Valley West Square
Master Site Plan Applicaon
space per 400 square feet of commercial), 95 parking spaces will be required. This includes
the required ADA parking spaces. The site plan provides 101 parking spaces as shown on
the Master Site Plan (Sheet C1.0).
TABLE 1: Valley West Square Parking Calculations
SETBACKS & UTILITIES
Private ulies are already installed adjacent to the subject parcel. Underground electric,
natural gas and telecommunicaons run along the eastern property line. Overhead electric
and natural gas also run north-south along N. Co4onwood adjacent to the property line.
Exisng water and sanitary sewer lines run along N. Co4onwood Road, W. Babcock Street
and Stafford Avenue. A 20’ ulity easement runs along N. Co4onwood and W. Babcock
and a 10’ setback runs along Stafford Avenue and the alley to the north. See sheet C 1.0 for
all ulity informaon and locaons. Individual lot setbacks are noted on the site plan and
further detailed in the Valley West Square Dra/ Design Manual.
PARKING CALCS
LOT SIZE FACTOR SPACES
REQ’D
SPACES PROVIDED
1 13,000 S.F. 1 per 400 S.F. 32.5 33, Lots 5 and 6
2 8,000 S.F. 1 per 400 S.F. 20 20, Lot 6
3 8,000 S.F. 1 per 400 S.F. 20 20, Lot 6
4 7,500 S.F. 1 per 400 S.F. 18.75 19, Lot 6
5 1,500 S.F. 1 per 400 S.F. 3.75 4, Lot 5
TOTAL 95 ADA spaces listed below
ADA (*Count toward
minimum parking)
Parking lots
with 75-100
spaces
4* 4 (1 van accessible), Lot 6
TOTAL PROVIDED 101 97 STANDARD, 4 ADA
Valley West Square
Master Site Plan Applicaon
STORMWATER
Stormwater will generally drain to the northwest poron of the site. An inlet will be
ulized to discharge stormwater into an underground storage system. An exisng
stormwater line exists along the northern poron of the property as part of the Valley
West PUD stormwater plan. Please see Appendix E for the Stormwater Design Report and
Appendix F for a Stormwater Maintenance Plan.
PARKLAND & AFFORDABLE HOUSING
Not applicable to this site and applicaon.
SITE LIGHTING
Surface parking lots and access drives will be lit to Bozeman UDC requirements and
standards with Kim lighng fixtures. These fixtures offer the ability to customize heights
and light distribuon, while liming glare and brightness and compliment fixtures used
through the Valley West PUD. Building lighng is addressed further in the Dra/ Design
Manual.
The Project will incorporate bollards through the pedestrian pathways and open spaces
for its pedestrian lighng. The ‘Pavilion’ bollard from Kim Lighng will be used to provide
a common element to the site design. Addionally, the Kim Lighng ’Archetype’ fixture
will be used for parking lot lighng per the Valley West PUD design regulaons. A total of
30 bollards and 13 parking lot fixtures will be sited through the development. See Sheet
PM 1.0, the Photometric Plan for locaons and placement of all site lighng. Appendix D
includes details and specificaons for lighng fixtures to be installed.
WATER & WATER RIGHTS
Brian Heaston has been contacted regarding the CIL of water rights. No CIL of water rights
Valley West Square
Master Site Plan Applicaon
has been paid for the subject property. Therefore, for each subsequent site plan for the
building sites, CIL of water rights will be paid prior to site plan approval.
EXEMPT WELL
The Valley West Square Subdivision will use an exempt well for irrigaon. A le4er dated
May 10, 2018; transmi4ed via email, from the DNRC is included as Appendix G.
TRAFFIC IMPACT STUDY
City Engineering was contacted via email with preliminary calculaons of vehicle trips for
the project site. The applicant was nofied that the Traffic Impact Study requirement had
been waived. An email, dated June 8, 2018 is included as Appendix H.
CONCURRENT CONSTRUCTION, DEVIATIONS, DEPARTURES
The applicant does not intend to apply for concurrent construcon. No deviaons or
departures are requested at this me.
V. Legal & Guiding Documents
As part of the Master Site Plan the applicant has prepared and respecRully submits dra/s
of the legal and guiding documents for Valley West Square Subdivision. No buildings are
being constructed at this me, however, these documents will enable the applicant to
ensure that future site plans, construcon and site development meet the intent of the
Valley West Square Subdivision. The design manual will apply to all construcon and site
development and provide a framework to create a cohesive character for Valley West
Square while complimenng the adjacent neighborhoods. The dra/ design manual is
included as Appendix I.
The Valley West Square dra/ By-Laws and Covenants are also included in this applicaon.
These documents will outline the establishment of a Property Owner’s Associaon,
Valley West Square
Master Site Plan Applicaon
provisions of responsibility for maintenance and upkeep of the subdivision and other
policies and regulaons for ownership within the subdivision. The dra/ By-laws and
Covenants can be found in Appendices J and K, respecvely.
As menoned earlier in the applicaon and per City requirements, the shared use
informaon regarding the parking area (Lot 6) is detailed in the Covenants. A separate,
shared use agreement will be filed for the drainage path easements upon approval of the
Master Site Plan. A dra/ of this agreement can be found in Appendix A.
Valley West Square - Master Site Plan Applicaon
APPENDICES