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HomeMy WebLinkAbout19200 Concept Letter - DRC memo 6-14-2019Page 1 of 4 June 14, 2019 Intrinsik Architecture 111 N. Tracy Avenue Bozeman MT 59715 RE: Arrowleaf Park and Perennial Park PUD concept Review, Application 19200 Project Description: This is a Conceptual Review application for advice and comments on a proposed Planned Unit Development with a mix of residential (240 homes in multiple buildings) and commercial (two buildings.) on 12.31 acres. The property is zoned B-2. Project Location: NE of Tschache Lane and Sacco Dr. 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 an informal review, please keep in mind that there may be other issues that arise during the formal review. A concept plan submittal does not include all required information for formal review and comments are therefore generalized. We appreciate your patience in the review process. All references below to Sections of the Bozeman Municipal Code. If you have any questions or concerns, please do not hesitate to contact me at 406-582-2260. Per section 38.230.090 plan review procedures, the primary focus of conceptual review is to identify site specific challenges and/or constraints to critical path elements which will affect review process or submittal requirements. Staff has NOT performed an exhaustive review. 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. Regards, Chris Saunders Department of Community Development c: file Page 2 of 4 All references are to the Bozeman Municipal Code (BMC). 1. Planning Division; Chris Saunders, csaunders@bozeman.net, 406-582-2260 1. The comments previously provided with the concept review (19-025) need to be addressed with the formal submittal for the PUD modification or infrastructure plans and specifications as appropriate. 2. With the formal amendment to the PUD and the proposed affordable housing points to be attained, staff strongly recommends that all PUD open space be released from the PUD and the required points met with affordable housing. This does not release the commonly owned stormwater lot, existing easements, or watercourse/wetland setbacks. 3. The PUD performance points as described in 38.430.090.E.2.(7)(a)(ii) requires a contract with an affordable housing agency. The obligation to US HUD due to use of LIHTC would satisfy this requirement. There is no objection on the part of the City to the applicant also entering into a contract with HRDC. 4. Private utilities – verify how providers will access the individual buildings. Additional easements may be required. Clearly note the location of utility rooms and the required screening for any utility equipment on the exterior of the building, 38.520.070. 5. Mail delivery – show where delivery will be provided, also to include consolidated package drop? Show locations on floor plans if interior to individual buildings. 6. Park special district waiver will be required with final PUD submittal. 7. As a planned unit development, 23 landscaping points are required. Staff suggests consideration of drought tolerant, native, or non-vegetative options. 8. Please describe how the irrigation for the site will be provided. The site is located in a controlled groundwater area and the state has restricted well utilization in this area. 9. Please revise the parking calculation. A reduction is requested through the PUD but then fewer than the calculated number of spaces is shown on page 17 of the application materials. If needed, increase the requested reduction so the number provided and calculated are equal. A request for the reduction will be support if the applicant includes actual utilization information from other properties they manage or with similar character that are located in Bozeman. 10. The stormwater control pond appears to have migrated outside of the designated lot. Please verify location of lot boundaries and pond edge. As needed, the lot boundary may require adjustment so the lot includes the entire pond. Page 3 of 4 11. An initial site plan may be included with the formal PUD amendment or may be processed after the final PUD has been approved. Please review 38.430.060 and 38.430.070 and the process for single and phased PUDs. The formal submittal must include a clear declaration of the intended use and boundaries of phasing or not for construction and occupancy. 12. Planning Staff encourage construction of in-park improvements to meet any land dedication shortfall for park requirements. Due to the considerable distance to existing park facilities and substantial road crossings required it is important to have suitable facilities nearby. 13. Please correct the calculation of residential density for park dedication. The area used for the non-residential buildings, including their associated parking and setbacks, should be removed from the calculation. The area to be included in any park dedication/easement should be removed from the calculation. This will have the effect of reducing the required park dedication. See the definition of net density in 38.700.130. 14. Planning Staff does not support reduction of the park land requirement. Reduction of such requirements is likely in direct conflict with the PUD review criteria which will make approval of the project difficult. Please note the ramifications of the linear park dedication restrictions in 38.420.070. 15. Planning Staff does not support reduction of the private open space requirement. The open area to the north is a stormwater facility, and while it is free of buildings does not constitute a recreational space. Further, the space is in common ownership and utilization of it for uses other than stormwater control may negatively impact other owners. 16. Recent revisions to the open space requirements allow internal spaces to potentially satisfy open space requirements, 38.520.030.B.4. This appears a good option to satisfy at least a portion of the required open space for the Senior housing building. There are multiple options, including ground level outdoor open space, that provides considerable flexibility in meeting this standard. 17. Ordinance 2019, Section 4, which will take effect on July 3, 2019 revised the prioritization of block frontages. Please review carefully as multiple block frontages will apply to this project. See the June 3rd City Commission agenda for the ordinance text. 18. The Design Review Board will review the concept PUD on June 26th. Any comments from the DRB will be forwarded. 1. Engineering Division, Griffin Nielsen, P.E., gneielsen@bozeman.net, 406-582- 2281 1. Engineering comments will be forwarded when review is complete. Page 4 of 4 2. Solid Waste Division, Russ Ward, rward@bozeman.net, 406-582-3235 1. Need to identify location for refuse enclosure. 2. Need detailed plan for refuse enclosures. 3. Fire Department, Scott Mueller, smueller@bozeman.net, 406-582-2353 - Southeast corner of the site: The parking drive aisle is over 150 feet in length, requiring an emergency vehicle turnaround. See included specification materials. 4. Parks and Recreation, Addi Jadin, ajadin@bozeman.net, 406-582-2908 RPAB will preliminarily review this project at their meeting June 20, 2019 and any advisory comments will be forwarded directly to the applicants. These Divisions did not provide or have no comment. Please contact reviewers directly with specific questions. 5. NorthWestern Energy, Cammy Dooley, cammy.dooley@northwestern.com 6. Building Division, Bob Risk, brisk@bozeman.net, 406-582-2377 7. Sustainability Division, Natalie Meyer, nmeyer@bozeman.net, 406-582-2317 8. Water Conservation, Jessica Ahlstrom, jahlstrom@bozeman.net, 406-582-2265 9. Stormwater Division, Kyle Mehrens, jkmehrens@bozeman.net, 406-582-2270 10. Forestry Division, Alex Nordquest, anordquest@bozeman.net, 406-582-3225 11. Water and Sewer Division, John Alston, jalston@bozeman.net, 406-582-3200