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HomeMy WebLinkAbout01-07-19 City Commission Packet Materials - OPH1. BSD 7 BHS Renovation Agency Exemption HearingCommission Memo Bozeman High School Renovation Application: 18533 January 7, 2019 Page 1 of 2 Report To: Mayor and City Commission From: Courtney Johnson, Senior Planner Marty Matsen, Director of Community Development Subject: Bozeman School District #7 Bozeman High School Renovation Agency Exemptions Application 18533 Meeting Date: January 7, 2019 Agenda Item Type: Other Public Hearing Project Location: 205 North 11th Avenue, Bozeman, MT 59715 Recommended Motion: “Required Motion: None”. Report Date: December 19, 2018 BACKGROUND: The City Commission receives the Bozeman High School Informal application and conducts a public hearing on the agency exemptions the Bozeman School District 7 is claiming under M.C.A. Section 76-2-402.” (Other than conducting a public hearing on the exemptions, no official motion is required by the City Commission). The Bozeman School District has submitted an informal review application for the renovation of the existing Bozeman High School located at 205 N 11th Avenue, Bozeman, MT 59715. The District is claiming agency exemptions from compliance with certain zoning standards under Montana Code Annotated (M.C.A.) Section 76-2-402. The development proposed will not meet four (4) municipal zoning standards required in the Unified Development Code, Article 38 of the Bozeman Municipal Code. The renovated site areas which pursue zoning standard exemptions are on the southern part of the campus, along Main Street at the new south parking lot and the Main Street drop off loop. Both areas will be redesigned to provide additional parking, new lighting and change vehicular access from Main Street. City Staff met with the School District representatives before and during the informal application to discuss these required zoning standard deficiencies. The proposed site design solutions within this application are the results of those discussions and are supported by City Staff. Please see the listed exemptions below along with the proposed alternative site design solution. Montana law (M.C.A. Section 76-2-402) addresses the relationship of municipal zoning regulations to a school district’s use of land. The law requires a public hearing whenever land is to be used contrary to zoning regulations. The statute expressly provides that a municipality “shall have no power to deny the proposed use but shall act only to allow a public forum for comment on the proposed use.” The requirement for a public hearing before the City Commission on such exemptions was specifically included in the 2012 Interlocal Agreement executed between the School District and the City. In this regard, the School District is claiming exemptions to the Bozeman Municipal Code provisions, with provided rationale as follows: 1. Sec. 38.550.050.C.2.a. Parking lot screening required. This section requires screening of parking lots from public streets. Screening needs to be 4-6’ ht at maturity. Strict compliance with the code is not 362 Commission Memo Bozeman High School Renovation Application: 18533 January 7, 2019 Page 2 of 2 feasible for safety, however the School District will provide a buffer strip with a low bermed lawn to meet the intent of this code. 2. Sec. 38.550.050.C.2.b. Parking Lot Trees. Large trees (or combination thereof of smaller trees) must be provided in, or within 20 feet of, the parking lot at a minimum average density of one tree per nine parking spaces. The planting of trees in the parking lot conflicts with video monitoring from above on interior light pole fixtures. The school district will plant trees adjacent to the parking lot in locations and numbers appropriate for tree growth. 3. Sec. 38.550.050.C.2.c. Parking Lot Trees. No parking space to be located more than 90 feet from a tree. Because of the video monitoring conflict with trees noted above, parking spaces toward the middle of the lot will not meet this code item. However, additional trees will be planted adjacent to the parking lot. 4. Sec. 38.550.050.C.2.e. Parking Lot Landscaping. For parking lots over 15 parking spaces, 20 square feet of landscaping must be placed within the parking lot for each off-street parking space provided. Because of the high visibility required through parking lot for policing, internal landscaping will not be provided. Following the public hearing, and Commission informal review the applicant will be preparing and submitting the formal site plan. Staff will complete the site plan application review process including the claimed exemptions and prepare a staff report for consideration by the Director of Community Development. Standard public noticing procedures were conducted for this Agency Exemption Public Hearing noticing. Public Notice: On-site post starting December 17, 2018 to January 7, 2019 Mailer notice sent - December 14, 2018 Newspaper Notice - December 30, 2018 and January 6, 2019 UNRESOLVED ISSUES: None Identified. FISCAL EFFECTS: None identified. ATTACHMENTS: Applicant’s submittal materials 363 364 365 366 EXISTING BOZEMAN HIGH SCHOOL CAMPUS NOVEMBER 6, 2018 INFORMAL REVIEW SUBMITTAL INFORMAL REVIEW NARRATIVE Page 1 of 7 INFORMAL REVIEW NARRATIVE Overview Bozeman Public Schools is moving forward in the next phase of high school improvements for the community of Bozeman. The new high school campus started construction earlier this year and the stadium at the existing school campus is just starting its construction. The project included in this phase proposed herein includes the renovation of the existing high school main building facility. With completion of all of the high school improvement projects, the existing campus will change substantially from its current state. With approximately a 30% reduction of students, the vehicle and pedestrian circulation patterns and aesthetics will better serve the revised number of faculty, students, and visitors, as well as reduce the pressure on the adjacent residents and nearby community. This project includes removal of older classroom wings primarily at the southeast portion of the site and construction of a new learning facility, auditorium, and commons area along this same façade, consolidating these functions to the north. A portion of the commons will extend west to the newly constructed Ruth Thibeault Way (stadium project) and become the school’s new Main Entrance. Additionally, new secure vestibules will be added to entry doors at both the south façade and the east façade of the northernmost building (the N-Wing). The south parking lot and south loop off of Main Street will be reconstructed for more efficient use and safer street exiting. The existing open space will be expanded and enlarged along 11th Avenue. Existing Improvements The high school is on a previously developed site bound by West Main Street, North 11th Avenue, North 15th Avenue and West Durston Road. Parking lots are located north, west, and south of the main school facility with access points onto the adjacent perimeter roads. Numerous courts and practice/ playfields are located on the north and west sides. As part of a separate project, a new stadium and track will be constructed east of 15th Avenue and north of the reconstructed Ruth Thibeault Way. The reconstructed road of this stadium project is to serve as the main vehicle drop-off, creating a separate drop-off from the existing bus drop-off that will remain along 11th Avenue. The school building was built in multiple stages from the mid-1950s through 2010. The earliest built areas towards the south and east were primarily 1-story structures. The rest of the building is two-story in height, including the newer N-wing to the north and the gymnasiums further south and west. The south two gymnasiums abut the south entry and cafeteria entrance. Utilities Drainage The site generally slopes down from south to north with Mandeville Creek flowing north along the east boundary and the Middle Creek Ditch Return Flow bisecting the site from west to east. Many of the site grades and drainage patterns have been established by previous development. Generally, existing drainage patterns will continue as currently with the new improvements (i.e., areas/roofs that drain to Mandeville Creek or to internal infiltration structures will continue to do so with reconstruction). Reconstructed drive surfaces will be re-graded to drain properly with inlets to appropriately sized stormwater management facilities and existing stormdrain infrastructure where available. Where buildings are demolished and converted to landscaping, area drains and dry wells may 367 EXISTING BOZEMAN HIGH SCHOOL CAMPUS NOVEMBER 6, 2018 INFORMAL REVIEW SUBMITTAL INFORMAL REVIEW NARRATIVE Page 2 of 7 be required to preserve existing trees at existing low spots. Run-off from the roofs of the new buildings will be collected and routed through pipes to a detention pond with a designed outfall to Mandeville Creek per City design standards Mandeville Creek does not have a delineated floodplain. However, site grading on the east side of the school will be evaluated to ensure flood flows have an overflow route to North 11th Avenue, in lieu of encroaching upon the school buildings. Water No new water mains are required as part of this project. A section of existing water main will be capped and abandoned where it exists within the proposed building footprint between M- and N-Wings. No new domestic water or fire services are anticipated for the new buildings. The existing water services should be adequate to meet the demands of the new facility with some internal system reconfiguration. The existing water service on the east side of the building will be disconnected and abandoned at the water main on North 11th Avenue, east of D-Wing. Two existing on-site fire hydrants will be relocated to accommodate the improvements. Two new irrigation service connections to the City water system are proposed with the Stadium project to supply the current system. Sanitary A portion of an existing sewer main and one manhole will require removal and realignment, where the main crosses the site, to avoid the southeast corner of the new classroom building. New sewer services will exit the east side of the new building wings and connect to the existing (realigned) on-site sewer main west of Mandeville Creek. The new sewer services will also need to pick up the M- Wing sewer that is currently interconnected with the J-Wing sewer, scheduled for demolition. Irrigation Ditch An existing irrigation ditch crosses the site from the North 15th Avenue & West Beall Street intersection west of the school to Mandeville Creek on the east. Portions of the ditch are currently piped under existing improvements, including approximately 280 lineal feet that is piped beneath the existing annex between M-Wing and N-Wing. This ditch has been confirmed with members of the Middle Creek Ditch Company as the return flow for the ditch system. Therefore, historic conveyance capacity to Mandeville Creek must be maintained through the property. The portion of the ditch that crosses under the existing annex structure (between wings M and N) is proposed to be realigned beneath the new building in a similar manner. Piping will be required to convey ditch flow from the west entrance loop to the east side of the new auditorium at the narrowest part of the building. Precast box culvert is proposed for the portion beneath the building as a sleeve for the new pipe to allow for future maintenance or repairs if necessary. In the event of pipe blockage, a ditch overflow route has been identified through the parking lot west of N-Wing; the overflow eventually makes its way to Mandeville Creek without inundating school buildings. Before routing the ditch feature under the new building, necessary easements will be prepared with legal counsel and the stakeholders to address the use, maintenance, and liability of this pipe on school property should it be routed as proposed. 368 EXISTING BOZEMAN HIGH SCHOOL CAMPUS NOVEMBER 6, 2018 INFORMAL REVIEW SUBMITTAL INFORMAL REVIEW NARRATIVE Page 3 of 7 Gas An existing natural gas main crosses the site from the North 15th Avenue & West Beall Street intersection west of the school to West Lamme Street (parallel to West Beall Street, yet east of the high school site). A portion of the gas main currently passes under the existing annex between M-Wing and N-Wing. This utility is owned by NorthWestern Energy (NWE) and will not be able to pass underneath the new building. However, the connection across campus is important to the overall distribution system and needs to be maintained. Therefore, the gas main needs to be re-routed north of the school and re-connected in the vicinity of West Lamme Street. A route around the north end of N-Wing is currently proposed. Installation will be by NWE and the final route will be coordinated with NWE for acceptability. NWE will also be responsible to quantify associated costs to be covered by the school project. NWE is also evaluating if it is regionally beneficial to their system to route the gas main around campus via North 15th Avenue and Durston Road. This option is desirable as it requires less coordination and disturbance to existing school improvements. However, the estimated cost to the school for routing it around N-Wing would still be required and assessed towards the larger re-routing project. Power An existing overhead electric line crosses the site from the North 15th Avenue & West Beall Street intersection west of the school to North 11th Avenue on the east, and passes between M-Wing and N- Wing. This line will be terminated on either end of the school building by NWE to accommodate the new buildings. Remaining overhead power pole locations are also being evaluated as part of design for the west entry commons and approach. New service to the remodeled area will come from existing NWE overhead distribution lines along North 11th Avenue. Primary power will transition from overhead to underground, and extend to a new pad- mounted transformer outside of the new main electrical room south of the auditorium. A new natural gas standby generator might be provided to keep the existing gymnasium conditioned and partially illuminated, in the event of a long-term power outage. A photovoltaic array is not proposed with this project; however structural supports are included on the roof for future implementation. Transportation Improvements Site Access and Circulation: One objective of the proposed campus improvements is to internalize much of the existing parking and circulation within the site. Consolidating the learning community and main entrance parking to the central west side of the building, and improving Ruth Thibeault as the main parent drop-off from North 15th Avenue and West Beall Street should help achieve this goal. An additional project objective is to improve circulation and safety on the south end of campus by reducing entrances, restricting movements onto Main Street, and reconfiguring the parking lot layouts. Proposed Main Street entrance modifications are being actively coordinated with Montana Department of Transportation (MDT). Parking: The only modifications to parking with this project will be on the south side of campus. The objective is to maintain the existing parking capacity while enhancing the layout, paving surfaces, drainage patterns, access, and circulation. There are currently 303 existing parking stalls for the student parking lot, swim center lot, and front oval (combined). The current design provides 11 additional new stalls and increases ADA parking availability and proximity to the main south entrance. See attached Bozeman High School Renovation and Addition Parking Calculations memo. 369 EXISTING BOZEMAN HIGH SCHOOL CAMPUS NOVEMBER 6, 2018 INFORMAL REVIEW SUBMITTAL INFORMAL REVIEW NARRATIVE Page 4 of 7 Fire Access: Fire access routes are provided throughout campus and have been coordinated with the Bozeman Fire Department. Fire lane improvements with this project include: reestablishing the fire lane in the front loop, adding a hammerhead turnaround to the fire lane behind the swim center, and widening a sidewalk with stabilized turf from North 11th Avenue off the southeast corner of N-Wing to allow fire truck access across Mandeville Creek to the new building wings. All new fire routes will be designed in accordance with the latest version of the International Fire Code. Pedestrian: Pedestrian circulation is simplified for safe access. Street access is direct to designated building entrances. Sidewalks are provided from all parking areas directed toward building entrances, public assembly areas and adjacent streets. The newly constructed south lot provides additional safety for users with sidewalks on all sides of the lot. These sidewalks collect users to cross access drives at the safest areas. The crossing points are at the north where only fire access is allowed, and to the south where cars are stopped when exiting the lot onto Main Street. Along 11th Avenue, a new path network is provided to and through the enlarged and enhanced open space. This path also provides a safe and durable egress from adjacent building exterior doors to public ways. Off-Site Improvements Off-site improvements are proposed to enhance pedestrian safety crossing North 11th Avenue to the school. Proposed improvements include removing the south painted crosswalk at North 11th Avenue & West Mendenhall Street to minimize conflicts with left-turning vehicles, and adding a new painted crosswalk on the south side of North 11th Avenue and West Lamme Street with RRFB (rectangular rapid flash beacon) pedestrian-activated flashing crosswalk beacons. In coordination with city engineers and planners, an additional off-site improvement includes adjustment to the 11th Avenue parking lot and its access. The parking will now be angled with one-way access from the north exiting to the south. The exit will be right-out only and is shifted further south off the terminus of Mendenhall to allow for a safer street intersection for both pedestrians and vehicles. A short raised- planter with trees at the end of Mendenhall will reinforce the end of the street and create a barrier protecting parking and pedestrian users. The street crosswalk will extend through the barrier planter and through the parking lot. Final design details will be coordinated with city planning, fire and engineering staff to create the safest solution agreeable for the school’s users and the broader community. Watercourse Watercourses that effect this project include Mandeville Creek along the east edge of the project and the Middle Creek Ditch Return Flow that bisects the campus from west to east. Aquatic resource delineations and classifications for these features are in progress. In addition to the watercourse setback requirements identified in the City’s Uniform Development Code (UDC), stream/wetland permitting for Mandeville Creek may be required either for stormwater outfall or temporary construction crossing using culverts east of the school if spans don’t allow. The current proposed location is across from West Mendenhall Street, where larger construction traffic can access straight on, cross the creek and sensitive planting area using a 50’ span bridge. By using the bridge instead of the culvert, no permit would be required; however any disturbed plantings will be replaced and revegetated. Installation of any new stormwater outfalls to Mandeville Creek will also need permitting. 370 EXISTING BOZEMAN HIGH SCHOOL CAMPUS NOVEMBER 6, 2018 INFORMAL REVIEW SUBMITTAL INFORMAL REVIEW NARRATIVE Page 5 of 7 Property Line Adjustment A property line currently exists between M-Wing and N-Wing separating the two school parcels; the property line aligns with the West Beall Street right-of-way. This property line previously separated the Senior High and Junior High facilities prior to re-location of the middle school and annexation of N-Wing to the current High School facility. Because new buildings are generally not desired to cross property lines, a boundary line adjustment is being looked into. Options regarding property boundary adjustments (including no adjustment) will be determined and discussed with city staff prior to site plan submittal. Building Additions The Bozeman High School project will engage the broader community, neighborhood, and student community on multiple levels. This engagement begins with inviting, comfortable outdoor spaces that welcome the neighborhood to participate in the learning environment, and continues inside with a new auditorium that will be an amenity for the community. A new primary entrance located on the west side of the High School at the terminus of Ruth Thibeault creates a campus-like approach to the building and relieves traffic along North 11th Avenue and West Main Street. Inside the new west entry, a commons will connect the existing north and south buildings. Glass walls in the commons will visually connect landscaped courtyards at the west side of the building to landscaped courtyards at the east. Carrying repetitive floor patterns and seating elements from the exterior into the commons will give a greater sense of openness and connectivity to the natural environment. This project strives to create an environment that feels safe for students and faculty while attending school, promoting better learning experiences. An assessment of the current facility identified the need for secure entrances as there were currently an excessive number of exterior doors that pose security concerns. Creating secure vestibules at the west, east, and south entrances, coupled with decentralized administration, creates the needed security. The learning community wing (classrooms) is currently designed for two stories with a mechanical penthouse on the roof. The learning community and auditorium will each be approximately 45’ in height. Program changes may result in a third floor of classrooms for the learning community building. Building Exterior Design The new building portions of Bozeman High School will be constructed of different structural and finish systems to enhance the design opportunities reflecting the different uses of the building portions. Exterior finishes will consist of prefinished metal panels, masonry veneer, and pre-cast concrete panels. A textural mural is proposed across the pre-cast panels of the auditorium. The roofs will be low-slope mechanically fastened EPDM or TPO. Exterior fenestration and primary entrances will be comprised of painted steel and aluminum storefront frames with clear finish. See attached UDC Design Responses for specific code compliant design elements. The wayfinding for the site and building will be clearly identified so that as people enter the grounds, they know where to park and which doors they are supposed to enter (or not enter). The facility is being upgraded to have one single primary entry for student parking and drop-off at the west side of the new central commons addition. The bus entry will remain on the east side of the building as a secondary entrance. The south entry facing Main St. will still be used for athletics, sporting and community events. 371 EXISTING BOZEMAN HIGH SCHOOL CAMPUS NOVEMBER 6, 2018 INFORMAL REVIEW SUBMITTAL INFORMAL REVIEW NARRATIVE Page 6 of 7 A new entrance proposed for the Hawk’s Nest day care will be located on the southeast corner of the building. All other doors will be used for egress or authorized access only. Site/Landscape Amenities Plazas As mentioned above, designated public entrances within the project area will be enhanced both architecturally and with inviting exterior spaces. Three plazas will be provided with this project. These include the new main entrance plaza at the terminus of the redesigned Ruth Thibeault Way, the east courtyard connected to the new main entrance via the commons, and the secondary south entrance plaza near Main Street. Each of these areas include direct access into the building. Changes in elevation from adjacent areas to entrances are incorporated into the concepts providing varying experiences for users. Paved and/or grassy gathering spaces are provided off to the side of the direct access with pedestrian scale-lighting, seating and enhanced landscaping. Some areas may receive specialty concrete to further emphasize these entrance and plaza locations. Bicycle Parking Any bicycle parking areas disturbed by demolition/construction will be restored on site. Areas that could receive bike stalls include the main and south entrance plazas. New racks will comply per city code. Landscaping Enhanced areas at entry plazas will include planting beds with a mix of native and adapted plant materials. These will consist of low shrubs, ground covers, and trees. Some of this ground cover will be seeded with shade tolerant grasses. The use of taller shrubs is discouraged by school security officers. New lawn areas will be provided in the enlarged open space east of the building and near the south loop parking areas. Native grassland areas in disturbed areas will extend west of Mandeville Creek and transition to the building’s lawn areas, as shown on the plan. This approach will help reduce overall water consumption and provide a filter for run-off flowing toward the Creek. Bio-swales and detention ponds, where shown on the civil plans, will be planted with an appropriate grassland mix. Berms approximately 3 feet tall will be used to enhance the expanded open space for screening, variety, and interest. If grades allow, the main and south entrance plaza areas will also incorporate berms. Landscaping will meet all City of Bozeman code requirements, except for specific instances were visibility and transparency are required for safety and security. See attached Interlocal Agreement Compliance and UDC Design Responses. Irrigation A new water-efficient permanent underground irrigation system will be installed for new lawn & planter planting areas. The water source will be domestic with backflow prevention until it is determined by jurisdictional agencies that wells may be installed in the area. Large lawn areas will be watered using pop-up gear-driven rotors and Matched Precipitation Rotors on smaller lawn areas under 30 feet wide. Planter bed plantings will be watered via drip irrigation. All new native grass areas will be temporarily watered for establishment only. Phasing 372 EXISTING BOZEMAN HIGH SCHOOL CAMPUS NOVEMBER 6, 2018 INFORMAL REVIEW SUBMITTAL INFORMAL REVIEW NARRATIVE Page 7 of 7 This project is to be constructed in one phase, however the sequencing will start summer of 2019 with the south parking lot area. Construction scheduling is still under determination as the school district is assessing options for shifting students and activities with relation to the school year session. Special consideration and sequencing in coordination with the stadium project is also being coordinated. 373 EXISTING BOZEMAN HIGH SCHOOL CAMPUS NOVEMBER 6, 2018 INFORMAL REVIEW SUBMITTAL UDC DESIGN RESPONSES Page 1 of 5 UDC DESIGN RESPONSES Section 38.510.030.A: Block frontage standards Design Response: Landscape block frontage selected. Section 38.510.030.G Design Response: See Design Response in Table below Table 38.510.030.G ‘Other’ block frontage standards Design Responses Element Standard (⇒ refers to departure opportunities, see subsection 38.510.030 below) Ground floor land use See Tables 38.310.030-.040 for permitted use details Use is permitted per code. Building placement Where allowed in the applicable zoning district, buildings may be placed up to the sidewalk edge provided block frontage standards herein are met (except where otherwise noted herein). 10' minimum front setback for other buildings, except where greater setbacks are specified in the district per division 38.320. ⇒ See section38.510.030.J for special design provisions associated with ground level residential used adjacent to the sidewalk. In the Public Lands and Institutions (PLI) district, there is no setback requirements except when a lot is adjacent to another district. Building entrances Building entrances facing the street are encouraged. At least one building entry visible and directly accessible from the street is required.⇒ Where buildings are set back from the street, pedestrian connections are required from the sidewalk. The primary entrance for Bozeman High School is being moved to the west side of the building off Ruth Thibeault Way. The south entrance is being redesigned as a prominent secondary entrance, which will have pedestrian connections from new sidewalks Façade transparency For storefronts, at least 60% of ground floor between 30" and 10' above the sidewalk is required. ⇒ Other buildings designed with non- All elevations of the building EXISTING BOZEMAN HIGH SCHOOL CAMPUS NOVEMBER 6, 2018 INFORMAL REVIEW SUBMITTAL UDC DESIGN RESPONSES Page 2 of 5 residential uses on the ground floor within 10' of sidewalk, at least 30% of the ground floor between 4'-8' above the sidewalk. ⇒ Other buildings, at least 10% of the entire façade (all vertical surfaces generally facing the street). ⇒ East Elev = 16% glazing, South Elev = 19% glazing. Window area that is glazed over or covered in any manner that obscures visibility into the storefront space must not count as transparent window area. are required to be transparent glazing. As designed, the east elevation will have 16% glazing and the south elevation will have 19% glazing. Weather protection At least 3' deep over primary business and residential entries. The new main entrance and south entrance will have weather protection to meet code. Parking location (see also 38.540 There are no parking lot location restrictions, except that a 10' buffer of landscaping between the street and off street parking areas meeting the performance standards of division 38.550 of this division is required. ⇒ A 10’ landscape buffer is provided per code for the reconstructed south parking lot. Landscaping (see also 38.550) The area between the street and building must be landscaped and/or private porch or patio space. For setbacks adjacent to buildings with windows, provide low level landscaping that maintains views between the building and the street. Also provide plant materials that screen any blank walls and add visual interest at both the pedestrian scale and motorist scale. For extended wall areas, provide for a diversity of plant materials and textures to maintain visual interest from a pedestrian scale. Landscaping is provided between the building and the EXISTING BOZEMAN HIGH SCHOOL CAMPUS NOVEMBER 6, 2018 INFORMAL REVIEW SUBMITTAL UDC DESIGN RESPONSES Page 3 of 5 5' minimum width in other areas, except the review authority may require wider sidewalks in special areas where called for in adopted plans or where significant pedestrian traffic is anticipated. Section 38.520.040.C.4: Pedestrian paths through parking lots specially marked or paved sidewalks. At least one walkway required every four rows of parking or a maximum spacing of 200’ to provide safe connection to the building entrance. Design Response: Sidewalks are provided on all sides of the parking lot that connect to the building entrances, other on-site events and street sidewalk network. This approach allows for dispersing of pedestrians out and away from internal drive circulation, shifting pedestrian crossings to vehicular stop locations. Section 38.520.060: Usable commercial open space. New developments with non-residential uses must open space equal to at least two percent of the development envelope. Design Response: With the removal of portions of the building, great expanses of usable opens spaces are created along 11th Ave. Lawn, berms, natural grasses, paths, benching and paths are proposed and expand upon the existing creek restoration. Three pedestrian oriented open spaces are provided in the form of plazas at the new main entrance on Ruth Thibeault Way, commons courtyard, and the south secondary entrance drop-off loop. Seating and gathering areas are provided with enhanced surrounding landscaping. See cover and landscape sheets for detailed information. Section 38.520.070: Location and design of service areas and mechanical equipment. Design Response: All new mechanical equipment supporting the new building will be located within enclosed rooftop penthouses designed to complement the adjacent building elevations. A potential generator is noted on the landscape plans north of the existing gyms. It is undetermined if this generator is required at this time. If required, the generator is located out of sight from public view. Section 38.530.040.B: Building massing and articulation - must include a minimum of three of the following articulation features every 60 feet (maximum) to create a human scaled façade pattern. Design Response: The three articulation features proposed for the auditorium façade are as follows: (7) articulation of a single building material through varying colors or textures, or incorporating joint and/or trim pattern (8) other design techniques that effectively reinforce the human-scaled pattern compatible with the building’s surrounding context, and (9) providing vertical elements such as a trellis with plants, green wall, art element. The proposed material for the auditorium portion of the project is precast graphic concrete panels. With graphic concrete, the design team is able to select any image to be expressed in the finish on the concrete. Through the application of a film to the surface of the concrete, the image is pressure washed exposing aggregate that creates the images contrast through smooth or rough concrete, which will 376 EXISTING BOZEMAN HIGH SCHOOL CAMPUS NOVEMBER 6, 2018 INFORMAL REVIEW SUBMITTAL UDC DESIGN RESPONSES Page 4 of 5 create varying colors and textures. We have proposed a forest image showing multiple tree trunks in varying depths and scale. This image is regional in context based on Bozeman’s outdoor culture, will read well from a distance (the wall is nearly 200’ away from the sidewalk along 11th Ave), and will read well at a human scale closer to the wall. The use of the image is an artistic solution, which is an art element. Section 38.530.040.E: Maximum façade width. Design Response: The maximum width for the largest single wall is 146’. Each elevation has multiple vertical and horizontal steps that are all less than 150’ wide. Section 38.530.040.F: Roof modulation if needed to qualify as a façade articulation feature in subsections B, C, and E above. Design Response: Roof modulation of the auditorium is not required for a façade articulation feature (item 5 in section B) because items 7, 8, and 9 in section B were implemented to satisfy the articulation requirements. Section 38.530.050.C: High visibility street corner and gateway sites. Design Response: The intersections at 11th & Mendenhall and 11th & Main St are designated as high visibility street corners because they are where arterial and collector streets intersect. The intent of the this designation is to ‘encourage building facades with attractive design details at an appropriate pedestrian scale relative to the overall composition of the building and to integrate window design that adds depth richness and visual interest to the façade’. The requirement is to ‘locate a building or structure within 20’ of the street corner and include design features that accentuate the street corner. Alternatively, the building corner could be configured with a corner plaza’ … and ‘a sculptural architectural element, or other elements that meet the intent of the standards’. *Departure: For most developments where space is limited, building area is maximized, and no natural watercourses occur, this code as written applies. However, the school district is removing building in these areas and shifting school-related activities to the north, away from these intersections. The removal of the buildings at these intersections actually enhances and accentuates the intersections as natural areas and open space amenities. The Mandeville Creek waterway was recently rehabilitated from Main St north through to the north edge of this project area with new meandering channeling and native/natural riparian plantings. It is not possible to comply strictly with both the 50’ minimum watercourse setback and the 20’ maximum building setback in these areas. To satisfy the intent of this provision, the school district seeks a departure from the high visibility provision and sees this riparian natural resource as the ‘built’ site façade with attractive natural and planting details. Large mature trees are intended to be preserved in these areas as a gateway backdrop for larger relocated on-site sculptural art works as located on the landscape plans. In addition to the above mentioned natural systems, the intersection of 11th & Mendenhall will receive additional off-site/on-street improvements. The existing parking lot access locations will be shifted to provide a small raised landscape planter with trees at the terminus of Mendenhall to promote visual cues and physical barrier at this T-intersection. 377 EXISTING BOZEMAN HIGH SCHOOL CAMPUS NOVEMBER 6, 2018 INFORMAL REVIEW SUBMITTAL UDC DESIGN RESPONSES Page 5 of 5 Section 38.530.060: Building materials. Design Response: The primary exterior finish material will be factory finished minimum 24 gauge metal siding with appropriate molding, trim, and hemming. The auditorium portion of the building will be finished with graphic concrete as described above. Portions of the new construction will be brick with a color and finish to match the existing north building (known as N-Wing). The remaining finishes will be a combination of painted structural steel and glazing. Elevations with a material legend and cut sheets can be found in the drawing set (sheets A201 & A202). Section 38.530.070: Blank wall treatments. Design Response: The east façade of the auditorium is the only wall that meets the definition of a blank wall. Of the suggested blank wall treatments, the option to install a mural (item 4) is being implemented in the form of the graphic concrete finish. The graphic concrete will also add visual interest at a pedestrian scale (item 5). With nearly 200’ separating the auditorium’s east façade and the public sidewalk, multiple layers of landscaped open space are proposed which will provide varying depths of trees and plantings between pedestrians near 11th Avenue and the building. Though the proposed landscaping does not strictly comply with item 2 of this section, the design team believes it exceeds the intent in using landscaping as a screening feature. Section 38.550.E Street frontage landscaping. Design Response: Street trees are provided along Main St. and 11th Ave. Because of existing utility locations along Main St, the trees new trees are located outside of any existing available boulevard strips and located on the back side of the sidewalks. This will provide a pedestrian-oriented shaded sidewalk for traveling pedestrians. On 11th Ave, the existing street section is non-compliant. Along this route, existing overhead power and below grade utilities require trees to be planted just outside the property line where a traditional boulevard would be. 378 379 381 382 383 384 385 386 Informal DRC Memo Bozeman High Renovation RE: Bozeman High Renovation Application No: 18533 Application Type: Informal Review Project Address: To Whom it May Concern, Respectfully, CC: Bozeman High School District 7 404 West main Street Bozeman, MT 59715 406.522.6009 todd.swinehart@bsd7.org bobf@ctagroup.com 205 North 11th Avenue, Bozeman, MT 59715 The following comments pertain to review of the submitted materials for the above referenced application. Please note that comments are preliminary and based on information provided. An informal plan submittal does not include all required information for formal review and comments are therefore generalized. 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 Tuesday, December 18, 2018 CTA Architects Attn: Bob Franzen 411 East Main Street, Ste 101 Bozeman, MT 59715 406.556.7100 Per section 38.230.090 plan review procedures, the primary focus of Informal review is an opportunity for an applicant to discuss the requirements, standards, procedures, and potential modifications of standards or variances that may be necessary for a development project. Informal review provides an opportunity for the applicant to have the city consider the development proposal in greater detail prior to formal submittal of an application. Problems of both a major and minor nature can be identified during the informal review before a formal application is made. Staff's review is based upon the submitted application materials. Full review occurs with the formal application. Further development and site analysis of this proposed project for completion of the formal submittal is the responsibility of the Design Professional. Additional comments may arise with submittal of new information or changes to the development. Page 1 of 10 387 Informal DRC Memo Bozeman High Renovation Tuesday, December 18, 2018 MEMORANDUM FROM: DEVELOPMENT REVIEW COMMITTEE RE: Bozeman High Renovation Current Application No: 18533 Project Summary: Full Site Address: Zoning Designation: PLI Review Process 1.0 2.0 3.0 4.0 5.0 6.0 7.0 Removal and replacment of main school building facilities. Includes reconstruction of new parking lot and drop-off loop along Main Street. 205 North 11th Avenue, Bozeman, MT 59715 Section 1 – CODE REVIEW All references are to the Bozeman Municipal Code. After the informal review meeting with the Development Review Committee and Design Team, Staff now has a better understanding of the proposed construction schedule and phasing for the entire Bozeman High School Campus. There are currently two forthcoming site plan applications, the Van Winkle Stadium - Phase 2 site plan and the BHS Renovation Site, which need to be coordinated to ensure adequate review and approval times align with the proposed construction schedule. Below is the Staff recommended procedural approach for the required review applications, based upon our knowledge of the proposed work at this time. Please note that the completeness of each application is critically important for the proposed review timeline. Van Winkle Stadium - Phase 2 Site Plan review and approval must be completed prior to infrastructure approval. (Engineering can allow for a concurrent review of the site plan and infrastructure plans) Building Occupancy - the improvements to Ruth Theobault and the intersection at 15th/Beall (per the approved Van Winkle - Phase 2 Site Plan and infrastructure review) must be completed prior to a certificate of occupancy is issued for the renovation BHS BHS Renovation Site Plan Concurrent Construction must be applied for during the site plan review and completed prior to any building permits are issued for the renovations to the BHS. (In the past if an applicant requested concurrent construction after site plan approval they would be required to submit a MOD.) Subdivision Exemption application must be submitted for lot aggregation for both the new high school and stadium lots. This must be reviewed and approved prior to final site plan approvals. BHS Renovation Site Plan must be reviewed and approved prior to any site work is started (south main street parking lot). Van Winkle Stadium - Phase 2 Infrastructure Review and approvals must be completed prior to any building permits are issued for the renovations to the BHS. Van Winkle Stadium - Phase 2 Concurrent Construction approvals must be completed prior to any building permits are issued for the renovations to the BHS. Page 2 of 10 388 Informal DRC Memo Bozeman High Renovation Tuesday, December 18, 2018 Applicant Questions 1.0 2.0 3.0 4.0 5.0 6.0 Will the proposed and existing fire lanes and hydrants at the site be adequate to provide emergency access and fire protection for the reconfigured high school facilities, as shown on Sheet C102? Please see Fire Comments. Approximately 435 l.f. of 8” diameter sewer main currently exists on-site, extending from the parking lot behind the west side of the school to where it leaves the property at 11th Ave. and Lamme Street. The only sewer services currently connected to this portion of sewer main are from school facility buildings and the swim center. A portion of this main will need to be re-aligned to accommodate the Bozeman High School additions, and the new building sewer services are also proposed to be connected to this main. Similar to the new high school site, we are proposing to treat this as a private sewer main from manhole IDs H0449 to H0452 to be maintained by the School. Please confirm this is appropriate or if the City considers this a public utility requiring an on-site easement for maintenance. Please see Engineering Comments. We understand capacity in the Middle Creek Return Flow Ditch that crosses the site from 15 th Ave. & Beall Street to 11th Ave. must be maintained to convey periodic irrigation overflows and area stormwater runoff to the Mandeville Creek drainage. A portion of this ditch is proposed to be piped under the new school building similar to the existing condition under the current building. Since this ditch originates at the Middle Creek Ditch diversion structure on 19th Ave. and Lincoln Street, and contains several piped portions and distinct City storm sewer outfalls as it makes its way through southwest Bozeman, we are assuming this feature is considered an irrigation facility and therefore does not require a watercourse setback or public storm drainage easement. Additionally, the pipe under the new school building will be considered a culvert/irrigation structure and not a storm sewer main. Please confirm these classifications are appropriate and that the City will not require a storm sewer easement for this feature where it exists on the site. Please see Engineering Comments. Please comment on construction access approach. Note that large trucks require a separate exit from access. Please see Engineering Comments. Please verify our interpretation of and compliance with “Section 38.530.040.B – Building massing and articulation” is accurate. (7) articulation of a single building material through varying colors or textures, or incorporating joint and/or trim pattern (8) other design techniques that effectively reinforce the human-scaled pattern compatible with the building’s surrounding context, and (9) providing vertical elements such as a trellis with plants, green wall, art element. Planning has reviewed and supports proposed building massing and articulation. Please verify the use of graphic concrete will qualify as a mural for “Section 38.530.070 – Blank wall treatment”. As proposed, the auditorium mural and enhanced landscape would meet the intent of untreated blank walls. Please ensure to include a departure request with the formal site plan application narrative. Page 3 of 10 389 Informal DRC Memo Bozeman High Renovation Tuesday, December 18, 2018 7.0 8.0 Planning Division Courtney Johnson, AIA cjohnson@bozeman.net 406-582-2289 1.0 38.520 Site Planning & Design Elements Sec. 38.520.040. - Non-motorized circulation and design. 2.0 Transportation facilities and access (38.230.100.A.6.a) (1) The impact of the proposal on the existing and anticipated traffic and parking conditions; (2) Pedestrian and vehicular ingress, egress and circulation, including: (a) Design of the pedestrian and vehicular circulation systems to assure that pedestrians and vehicles can move safely and easily both within the site and between properties and activities within the neighborhood area; (b) Non-automotive transportation and circulation systems design features to enhance convenience and safety across parking lots and streets, including, but not limited to, paving patterns, grade differences, landscaping and lighting; (c) Adequate connection and integration of the pedestrian and vehicular transportation systems to the systems in adjacent developments and general community; and Please verify that our interpretation of a landscaped open space between 11th Avenue and the auditorium supports the intent of a blank wall treatment. See “Section 38.530.070 – Blank wall treatment” in the UDC Design Responses narrative. As proposed, the auditorium mural and enhanced landscape would meet the intent of untreated blank walls. Please ensure to include a departure request with the formal site plan application narrative. Will a material board be required for the final site plan submittal? Or will high quality renderings with cut sheets be sufficient? For a project of this size and significance, both color rendering(s) and a material board will be required for the forthcoming site plan application. As discussed prior to Informal review submittal, a subdivision exemption must be submitted for property line adjustment and is required prior to final site plan approval. Please discuss with City of Bozeman Engineering, NorthWestern Energy and Montana Department of Transportation. Pedestrian paths through parking lots. Developments must provide specially marked or paved sidewalks through parking areas. At least one walkway must be provided every four rows of parking or at a maximum spacing of 200 feet. The pathways must provide a safe connection to the building entrance and meet the pathway design standards set forth in 38.520.040.D. Please provide required pathway (west-to-east) through new proposed parking lot along Main Street. There are six rows of parking that are currently shown as 20 feet deep, by reducing those rows to the standard 18 feet depth there will be an additional 12 feet which can be used for pedestrian pathway. The proposed sidewalks that end on the west side of the parking lot are not acceptable, please review and revise. Pedestrian and vehicular pathway separation safety concern, no exemption may be taken. (Sec. 38.520.040.C.4 and 38.230.100.A.6.a referenced below) Page 4 of 10 390 Informal DRC Memo Bozeman High Renovation Tuesday, December 18, 2018 3.0 Sec. 38.520.070. - Location and design of service areas and mechanical equipment. 4.0 4.1 4.2 38.530 Building Design 5.0 38.540 Parking 6.0 7.0 8.0 9.0 38.550 Landscaping Sec. 38.550.050. - Mandatory Landscaping Provisions Crosswalks are required when a walkway crosses an on-site paved area accessible to vehicles. Crosswalks must contain contrasting material (such as concrete) and/or patterns (such as stamped asphalt), excluding painted surfaces. (Sec. 38.520.040.C.3) Screening of ground related service areas and mechanical equipment. 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 provide garbage enclosure details for review. (Sec. 38.520.070.C) Please include a horizontal cover for all proposed trash enclosures. Swim Center Parking lot currently has 29 total parking space (which includes 2 ADA spaces). The proposed plan has 27 total spaces (2 ADA), with the potential of 25 total spaces with added pedestrian pathway connection as proposed by Staff. City Management requests the School District maintain the same number of parking spaces to serve pool patrons with dedicated signage. The current 50 year interlocal agreement ends in four years, by maintaining the same amount of parking another interlocal agreement would not be needed. 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 include landscaping around all sides of proposed trash's enclosures. Parking Counts. Off-site parking for non-residential uses may not be located more than 1,000 feet from the entrance of the principal use. Please provide a diagram with the respective parking lots and the distances between lots and building entrances . (Sec. 38.540.070.A.5) Blank wall definition. A wall (including building façades and retaining walls) is considered a blank wall if it is over ten feet in height, has a horizontal length greater than 15 feet, and does not include a transparent window or door. As proposed, the auditorium mural and enhanced landscape would meet the intent of untreated blank walls. Please ensure to include a departure request with the formal site plan application narrative. (Sec. 38.530.070) Stall, aisle and driveway design - Snow Storage. Please review and identify all snow storage locations to ensure they are not located within any pedestrian pathways or on any trails, parks, open space or pedestrian access easements. Additionally, ensure all snow storage areas are designated on the site plan and easily accessed without damaging any landscaping. (Sec. 38.540.020.M) Drive Loop 60 degree angled parking does not meet dimensional standards, please review and revise the stall projection length to be a minimum of 20.09 ft. (Table 38.540.020) Page 5 of 10 391 Informal DRC Memo Bozeman High Renovation Tuesday, December 18, 2018 10.0 11.0 12.0 13.0 38.570 Lighting 14.0 Planning Advisory 1.0 2.0 3.0 Has the design team reviewed the potential for any gray water system for site irrigation needs? Please review the potential cost saving of a gray water irrigation system over the cost of irrigating with City of Bozeman potable water. With any reference to safety concerns within project narrative and requested exemption please provide the direct name and title of the reviewee. School resource officers cannot be the only reference for said exemptions or safety references. Please review the swim center trash enclosure location and surrounding pathways to ensure existing trees are maintained. Sec. 38.550.050.C.2.a. Parking lot screening required. This section requires screening of parking lots from public streets. Screening needs to be 4-6’ ht at maturity. Strict compliance with the code is not feasible for safety, however the school district will provide a buffer strip with a low bermed lawn to meet the intent of this code. PROPOSED EXEMPTION - Public Hearing schedule for January 7, 2019. Site lighting installation and maintenance. Poles supporting lighting fixtures for the illumination of parking areas and located directly behind parking spaces must be placed a minimum of five feet outside the paved area or on concrete pedestals at least 30 inches high above the pavement, or suitably protected by other approved means. Please provide pedestal details for new lighting within the drive loop and new parking lot. (Sec. 38.570.040.F.2) Sec. 38.550.050.C.2.b. Large trees (or combination thereof of smaller trees) must be provided in, or within 20 feet of, the parking lot at a minimum average density of one tree per nine parking spaces. The planting of trees in the parking lot conflicts with video monitoring from above on interior light pole fixtures. The school district will plant trees adjacent to the parking lot in locations and numbers appropriate for tree growth. PROPOSED EXEMPTION - Public Hearing schedule for January 7, 2019. Sec. 38.550.050.C.2.c. No parking space to be located more than 90 feet from a tree. Because of the video monitoring conflict with trees noted above, parking spaces toward the middle of the lot will not meet this code item. However, additional trees will be planted adjacent to the parking lot. PROPOSED EXEMPTION - Public Hearing schedule for January 7, 2019. Sec. 38.550.050.C.2.e. For parking lots over 15 parking spaces, 20 square feet of landscaping must be placed within the parking lot for each off-street parking space provided. Because of the high visibility required through parking lot for policing, internal landscaping will not be provided. PROPOSED EXEMPTION - Public Hearing schedule for January 7, 2019. Page 6 of 10 392 Informal DRC Memo Bozeman High Renovation Tuesday, December 18, 2018 Engineering Division 1.0 2.0 3.0 4.0 5.0 6.0 7.0 8.0 9.0 10.0 11.0 12.0 The applicant must demonstrate how maintenance access will be provided for the proposed sanitary sewer and how that access will support the required service equipment. Trenching in Main Street or North 11th Avenue must be backfilled with flowable fill. City standard curb and gutter must be installed where ever removed or damaged during construction. A City standard drive access must be installed where accesses proposed. A lot aggregation must be completed in order to receive site plan approval. The plans are unclear as to where the onsite water main will be abandon. The abandonment must be approved by the Water Department and limit the length of any dead end section. Air release may be required if a new high point in the system is created with the abandonment. 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. City standard ten foot public utility easements are required along the property frontages as per Unified Development Code (UDC) Section 38.410.060.B.2.a. to facilitate the network of the dry utilities throughout the City. The applicant has indicated that the project is being coordinated with Northwestern Energy to provide service however these utility easement are utilized by additional services. The applicant must either provide the easement or receive written documentation from all utility companies that an easement is not required for each location. If the applicant proposes an alternative location for the easement, the location must be approved by the utility companies. The project must comply with the traffic assumptions and solutions present with the Van Winkle Stadium Site Plan. The construction route plan must be expanded to clarify how the site will be accessed for each building. The parking lot on the western side of North 11th Avenue requires an encroachment permit as it is located within the public right-of-way. The plans are unclear as to the extents of the existing right-of-way along the project’s frontage. Although the City believe adequate right-of-way exists to facility a street system compliant with the adopted Transportation Master Plan a final determination cannot be made until the existing right-of-way is identify. If additional right-of-way is required it must be dedicated with the lot aggregation. The project must comply with the sanitary sewer demand assumptions and solutions present with the Van Winkle Stadium Site Plan. Approval to treat sanitary sewer as a private main can only be made by the City’s Public Works Director. If approved the applicant must record a City approved document with the county clerk and recorder clearly identifying where the school districts responsibility starts. Page 7 of 10 393 Informal DRC Memo Bozeman High Renovation Tuesday, December 18, 2018 13.0 14.0 15.0 16.0 17.0 18.0 19.0 20.0 Plans and Specifications for water and sewer main extensions, streets, and storm water improvements, (including the proposed rapid flashing beacon pedestrian crossing) 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. Offsite infrastructure improvements do not qualify for concurrent construction. The applicant is encouraged to request concurrent construction. The applicant should include stormwater mitigation in the design to infiltrate, evapotranspire, or capture for reuse the runoff generated from the first 0.5 inches of rainfall from a 24-hour storm to the greatest extent feasible for the site. 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 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 applicant must provide conformation from the Middle Creek Ditch Company as to whether the ditch conveys irrigation water, if the ditch is still in use the applicant must receive approval for any new point discharges proposed. As the middle creek ditch conveys stormwater a public drainage easement must be provided for any realignment. The City’s standard public drainage easement does not allow for the encroachment of any structures within the easement including the proposed building renovations. An encroachment would require the express approval from the Public Works Director and revisions to the easement language with subsequent approval from the City’s Legal Department. In order to receive this approval from the Director of Public Works the applicant will need to demonstrate that this the proposed design is the only reasonable option. The applicant must submit a complete hydraulic design at a minimum analysis of the 25 and 100-year flows for the proposed ditch rerouting certified by a professional engineer. The applicant must demonstrate how maintenance access will be provided for the proposed piping of middle creek ditch and how that access will support the required service equipment. The proposed alterations to the access on North 11th Ave do not meet the City’s access separation requirement. The applicant must request a deviation to these standards as per Unified development Code Section 38.400.090.H. and receive approval from the City’s Engineering Department. 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 final site plan (FSP) approval. Page 8 of 10 394 Informal DRC Memo Bozeman High Renovation Tuesday, December 18, 2018 Forestry Division Alex Nordquest ANordquest@bozeman.net 406-582-3225 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 1.0 2.0 3.0 4.0 5.0 Stormwater Division Kyle Mehrens jkmehrens@bozeman.net 406-582-2270 Building Division Bob Risk brisk@bozeman.net 406-582-2377 Parks 6.0 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 406-582-2353 1.0 2.0 NW Energy Cammie Dooley cammy.dooley@northwestern.com 406-582-4680 1.0 2.0 3.0 4.0 5.0 Please ensure to submit an application regarding the request to re-route the mains. To date, we have not had any formal application submitted but only provided an estimate. Our construction schedule is currently several months out. Please provide a construction phasing fire access plan for review. Please identify garbage enclosure locations and details for review by Solid Waster Divisions. Must have 50 feet of straight approach to access refuse enclosure. The Fire Department access as proposed on sheet C102, is acceptable. 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. Enclosure doors must open 180 degrees. Doors on the garbage enclosure should be raised 12 inches off the ground to make sure they open easily over snow. Refuse enclosure will need to be horizontally covered. Refuse enclosure opening must be a minimum of 10 feet measured from door jamb to door jamb (we would prefer 12 feet) Please provide a simplified document detailing any easements that need to be vacated. We will still require the standard 10’ utility easements for the property lines that are adjacent to roads. We will also require a utility easement for the re-routed gas and electric mains and any services that may cross across lot boundaries. The one service I have in mind is the service that they are requesting for the Stadium. Page 9 of 10 395 Informal DRC Memo Bozeman High Renovation Tuesday, December 18, 2018 General Comments: 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. 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 Page 10 of 10 396 street within the project area. For areas were building has been removed, a series of berm, native grasses and lawn areas are provided with trees to break up the building façade and provided differences in texture to increase pedestrian interest. The recently rehabilitated riparian Mandeville Creek provides additional an additional level of interest. Sidewalk width Where storefront buildings are proposed, sidewalks must meet storefront block frontage standards above. Otherwise, 6' minimum sidewalks are required adjacent to arterial streets and public parks and Proposed sidewalks and paths are provided per code. 375 will be further than 10’ away from public sidewalks so a minimum of 10% of the facades 374