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HomeMy WebLinkAbout18534 Concept ltr DRC memoPage 1 of 5 December 3, 2018 Mr. Andy Holloran HomeBase Partners, LLC 20 N Tracy Avenue Bozeman, MT 59715 RE: The Merin Building Concept Review, Application 18534 Project Description: This is a Conceptual Review application for advice and comments on a mixed-use building including 28 residential units, ground floor commercial space, structured parking, and associated site improvements. Project Location: 116 & 122 North Bozeman Avenue. We hope that these notes and suggestions assist you with the design and review of this potential future project. Please note that comments are preliminary and based on information provided. While we attempt to identify all issues during a conceptual review, please keep in mind that there may be other issues that arise during the formal review. We appreciate your patience in the review process. All references below to Sections of the Bozeman Municipal Code. As part of the review process, Staff is bringing the project to the Design Review Board (DRB). Pursuant to Section 38.230.040.c, this project meets the threshold for DRB review. The DRB is scheduled to review this proposal on Wednesday, December 12 at 5:30pm in the City Hall Commission Room at 121 N. Rouse Avenue. You are encouraged to attend and will have up to ten minutes to provide a presentation on your project if you wish. If you have any questions or concerns, please do not hesitate to contact me at 406- 582-2297. Respectfully, Sarah Rosenberg, Associate Planner C: Nicole Stine, 109 E. Oak Street, Suite 2E, Bozeman, MT 59715 Page 2 of 5 Planning Division, Sarah Rosenberg, srosenberg@bozeman.net, 406-582-2297 1. The subject property is zoned B-3 (Central Business District). 2. Prior to plan approval a lot aggregation is required. 3. Pursuant to section 38.420.030 cash-in-lieu of parkland dedication is the default means of meeting required parkland dedication requirements. The project does gain credit for the existing houses. Please provide documentation of how many units existed between the two residences. 4. Please display on elevations how façade transparency is met. Pursuant to section 38.510.030.B, at least 60% of the ground floor between 30” and 10’ above the sidewalk must be transparent. It appears that the north elevation does not meet these standards. 5. Pursuant to section 38.520.060.B.1.c limits the amount that private balconies may count towards required residential open space. Staff calculated that 1538 sf can be accounted for towards open space. 4000 sf of open space is required and only 3566 sf is accounted for. 6. Pursuant to section 38.530.050.E, primary building entrances must be clearly defined and scaled proportionally to the building. The building entrance on the west façade appears to be lost at the pedestrian scale. 7. The first 18” of material above a walking surface must be an impact resistant material per section 38.530.060.B. It appears that the kick plate along the glass does not meet this standard. 8. The east elevation must meet blank wall treatments based on the pedestrian oriented space per section 38.530.070. 9. A 10% reduction for transit can only be taken if the stop is within 800 feet of the property and is covered per section 38.540.050.A.2c.3. Please display how this is met if this reduction is to be used. 10. Pursuant to section 38.540.030.B, parking garages should be located in the interior of blocks to maintain an active and diverse streetscape. Staff does not support access to the parking garage from Lamme. Access to the parking garage should be taken from the alley. 11. Additionally the following site plan criteria (Section 38.230.100) are not met with the current location of the access to the parking garage: a. Conformance with the community design provisions (Article 4) –Part of the Site Plan criteria includes how the development can impact adequate connection and integration of the pedestrian and vehicular transportation systems to the systems in adjacent development and general community. Having access to the parking garage taken from Page 3 of 5 Lamme can create a safety hazard for those utilizing the sidewalk to walk to school and other public facilities in the vicinity. b. Conformance with project design provisions (Article 5) – the subject property is on a zone edge and adjacent to a residential neighborhood. Although the B-3 zone district allows for higher density structures, the design should be sensitive and compatible to the immediate environment. Having the access point to the parking garage directly facing the adjacent residential properties is not sensitive to the immediate environment. 12. Pursuant to Section 38.550.060, the subject property must meet 13 landscape performance points. NCOD Design Guidelines, Chapter 4B The site is not within a designated historic district however, it is located within the NCOD. A full narrative must be provided on how the standards are met with formal submittal. The following standards are not met with the proposed design: 1. Mass and Scale: a. Buildings should reflect a variety of architectural styles b. Innovative use of varied materials is encouraged c. Layering of design elements is encouraged d. A combination of materials and articulation of building elements should be expressed. e. Primary entrances shall be clearly identified from the street f. Large expanses of glass as a building façade treatment is discouraged. 2. Building Quality: a. Please demonstrate how sustainable methods and techniques are applied to the building design and integrated with the site layout 3. Site Design: a. Commercial building facades along secondary (local) streets shall enhance the pedestrian experience. 4. Parking Facilities: a. When feasible, parking garage should be accessed internally or from an alley. b. Locating enclosed parking of the front façade of a multi-household building is inappropriate. Engineering Division, Griffin Nielsen, gnielsen@bozeman.net, 406-582-2279 1. Comments to be sent at a later date. Page 4 of 5 Building Division; Bob Risk brisk@bozeman.net, 406-582-2377  Fire and building code requires a backup generator for the elevator. Please contact the Bozeman Fire Department with the information listed below.  Fire protection standpipe must be built into the building.  Fire protection standards require the stair well landings be sized appropriately.  Advisory note; we are assuming you are aware that the building is proposed to be closer that five (5) feet to a property line and, therefore, will require additional fire rating constructions techniques.  Insufficient details were provided with the submittal to determine how the parking garage will handle ventilation. With the site plan submittal please provide sufficient detail showing venting, vent shaft, or other to insure adequate ventilation is provided.  One ADA unit is required and the rest need to be ADA accessible units.  A grease interceptor is required if food service occupy the space. Fire Department; Scott Mueller, smueller@bozeman.net 406-582-2353  The building will require fire alarms, sprinklers, standpipes, and an emergency generator.  FDC-fire department connection and horn/strobe to be on the North Bozeman side (probably NW corner area). Also a fire hydrant will be required within 100 feet of the FDC and on the proposed site, east side of north Bozeman about mid-block. Solid Waste Division; Russ Ward, rward@bozeman.net, 406-582-3235  Need detailed plan for refuse enclosure  Plan shows three – 4 yard dumpsters. This will not be possible. The largest dumpster on wheels is a 3 yard. It can be done using 3 yard dumpsters. These Divisions did not provide comment. Contact reviewers directly with individual questions. 1. Parks and Recreation; Thom White, twhite@bozeman.net 406-582-2290 2. Sustainability Division; Natalie Meyer, nmeyer@bozeman.net, 406-582-2317 3. Water Conservation; Jessica Ahlstrom, jahlstrom@bozeman.net, 406-582-2265 4. Stormwater Division; Kyle Mehrens, jkmehrens@bozeman.net, 406-582-2270 5. Water and Sewer Division; John Alston, jalston@bozeman.net, 406-582-3200 Page 5 of 5 6. Forestry Division; Alex Nordquest, anordquest@bozeman.net, 406-582-3205 7. NorthWestern Energy; Cammy Dooley, cammy.dooley@northwestern.com 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.