Loading...
HomeMy WebLinkAbout20224 DRC Comments 10-28-2020Page 1 of 5 FROM: DEVELOPMENT REVIEW COMMITTEE RE: WEST SIDE FLATS MASTER SITE PLAN APPLICATIONS #20224 DATE: SEPTEMBER 11, 2020 Project Location: J7D Family Major Subdivision Phase 2, T02 S, R05 E, Lot R-2, Acres 14.02, Plat J- 610 Project Description: Master Site Plan for a three phase 132 unit two-bedroom apartment project with related site improvements. The property is zoned R-O and is roughly 8.77 acres. Recommendation: The DRC review finds that the project does not comply with the requirements of the Bozeman Municipal Code and is deeming the application inadequate for further review. Code corrections must be satisfied prior to continued review. All references are to the Bozeman Municipal Code (BMC). However, as the comments are minor, the project will move forward to notice and an ADR review. Administrative Design Review Team: Due to events of COVID-19, all advisory boards have been canceled. An ADR team made up of city staff will review this project and provide a summary memo based on the review. This will be scheduled upon adequacy. Section 2 – RECOMMENDED CONDITIONS OF APPROVAL Please note that these conditions are in addition to any required code provisions identified in this report. These conditions are specific to the development. 1. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. Section 3 – REQUIRED CODE CORRECTIONS Planning Division, Sarah Rosenberg, srosenberg@bozeman.net, 582-2297 The subdivision exemption must be approved prior to approval of the master site plan and site plan. Easements needs to match between the subdivision exemption and the master site plan. Understood. The proposed easements pertain mostly to the improvements with this master site plan submittal, so they are included with this submittal for review. They will be included with the subdivision exemption as well. BMC 38.230.100.A.12. As presented, the phasing plan is difficult to follow given the complexity and scale of the development. Please provide a detailed phasing plan accompanied with exhibits that show how the development intends to build out. The phasing plan should clearly show sanitary sewer, water, storm, street, buildings, trails, and other critical infrastructure that is needed to support the development. Page 2 of 5 The proposed phasing is shown on C1.1. The linear trail along the eastern edge of the property will be installed w/ Phase 1. The water and sewer main will eb installed in their entirety with Phase 1. A 24’ all weather access road will be provided for maintenance. Curb, sidewalk, trail and parking lot improvement within each phase will installed with that phase. BMC 38.410.040.D.1. The setback to the pedestrian access easement must be 5 feet. Some buildings do not meet this setback. Response: In phase 2 one 18-plex was replaced with a 12-plex and the buildings were moved to meet setback rules. See Civil Sheets BMC 38.510.030. A departure request is required for building 1 as there is no entrance that faces Fallon Street. The DRC is in support of granting this departure. A fee of $284 is required with the revision submittal. The West Side Flats buildings design is intended to “Face” the internal driveway. We are requesting a departure for Building’s #1 entry not facing Fallon Street. We feel this departure request is reasonable considering the overall project design and intention of the internal driveway acting as the “street” for the project. We will pay the $284 departure fee as required. BMC 38.520.040.C.4. A crosswalk should be provided on the east side of Dragonfly to connect to sidewalk in between the parking lot and drive aisle Response: The crosswalk has been added to the east side of Dragonfly. BMC 38.520.040.C.4. There should be a crosswalk going east-wide along the drive aisle between buildings 1, 2, and 3 as there is a requirement for at least one walkway per every four rows of parking or at a maximum spacing of 200 feet. Response: The crosswalk has been added east-west between buildings 1-3. BMC 38.550.050.C.2.e. The parking areas that exceed 100 feet wide must have a landscaped area and not just a cross walk. The parking lot in front of building 8 and on Dragonfly do not meet this standard. Response: The landscape area has been added to parking lot in front of building 8 see L105. Parks Department; Addi Jadin, ajadin@bozeman.net BMC 38.410.040.D. The midblock crossing (east-west trail) must be at least 30 feet wide, however, the north south trail alongside the eastern portion of the property should have a 25 foot easement. The proposed North/South easement along the eastern property boundary is 35’ wide to allow the proposed trail to remain (mostly) out of the zone 1 watercourse setback along Baxter Creek. C&H discussed this with Sarah and it was determined that the trail could be left 35’ wide. If the trail is not going to be built in its entirety with the first phase, it should at least get connected to an open space trail running east-west. Page 3 of 5 The trail is proposed to be constructed in it’s entirety in Phase 1 Engineering Division; Lance Lehigh, llehigh@bozeman.net See separate comments sent September 2, 2020. Solid Waste Department; Russ Ward, rward@bozeman.net, 406-582-3235 Need to make sure each enclosure has 50 foot straight approach to front of refuse enclosure with no vehicle parking inside the 50 feet. ( on plan it is hard to tell if there is the 50 feet) Response: The straight approach template has been added to site plan sheets. Design of the refuse enclosure is acceptable. Northwestern Energy; Thomas Stewart, thomas.stewart@northwesternenergy.com Plans show a 10-ft utility easement. Any new gas mains and electric primary underground or overhead extensions will require a minimum of a 10-foot easement to be shown on the plats. i.e. Extensions from junction cans to transformers or loop feed transformers to other equipment needing primary. Utility locations shown on the civil plan set look good except for a few minor details which the NWE engineer will help to address. Response: Note that gas lines have been eliminated from the project. The remaining electric utility design will be coordinated with the NWE engineer as requested. Entry ways to the some of the buildings have an awning cover entry which extends over the utility easement and utilities which is not acceptable. Need to redesign entryway awning cover to the buildings, along the utility easement, so they do not extend or encroach into the utility easement. Response: We revised the awning cover design, so it doesn’t extend into the utility easement, see civil sheets C3.0, C3.1 and C3.2, and sheets A3 and A3.1. Service entry locations do not match. Architecture elevation plans do not match the civil site utility plan for meter locations. The locations shown on the Civil site plan installation is on the side of the buildings which is acceptable. Architecture elevation plans show meters on the back side of the building. Meters will not be allowed to be installed on the back side of the buildings. During the NWE design process the NWE engineer will work with the applicant to assure the appropriate location for the meter installations. Response: The utilities have been moved to sides of buildings in the architectural plans, see sheet A3. Architecture elevation plans do not show gas meters just electric meters. Do they want gas? If so gas meters will need to be installed in the same location as the electric meters. Response: No gas is proposed for the project. Page 4 of 5 Meter locations will need to be approved by NWE. NWE policy is to maintain a minimum 30-inches wide by 3-feet clear zone between the front of the meter and landscape screening and allow easy access to the meters for operation and maintenance. This can be determined through the design process after an application is submitted through NWE and the area engineer will work through allowable shrubs and plants for screening and to determine adequate clearances for access to our meters. Response: No gas is proposed for the project. The following applies to all buildings in regards to the gas regulator. The gas regulator cannot be placed under a window or within 3’ of the operable portion of the window. It can be placed under a window/deck on the second story, provided the “open/operable” portion has at least 6’ of clearance from the regulator. Ensure that there is 10’ of separation from any mechanical air intake, including air conditioning units. The regulator will need to be 3’ from the closest corner of any portion of the electric meter base. Submitting an application to NWE will get the NWE engineer involved and can help with this process. Response: No gas is proposed for this project. Junction can will need to be installed at the secondary junction can shown on site plan 2 in front of building 5 then, primary installed in the 12-inch pvc utility culverts to the west, to towards building 6 where a transformer will need to be installed for building 6 18-plex. Response: A junction has been added to secondary junction see sheet C3.1. All the transformers for the new buildings will need to be three phase transformers. For 3 phase power a transformer pad site should be planned. Typical 3-phase pad is going to be a 7’x7’ pad. For oil filled transformers a 2-foot clearance is required to non- combustible walls and surfaces that do not have any openings such as doors, windows, air intake, and fire escapes routes. For transformers 750kVA & larger a 3-foot 6-inch clearance is required. For any combustible surface a minimum of a 10-foot clearance is required. Minimum Working Space for a Pad-Mounted Transformer is 2-feet on the sides and back portion of the concrete pad and 10-feet of clearance on the front side of the pad where the transformer doors are located. Note, all distances are referenced to the edge of the pad. The NWE engineer will help to determine the appropriate location. Response: Transformer information has been added to civil sheets. As for landscape. No large deep rooted trees or bushes will be allowed within the 10- foot utility easement. Response: The landscape plans have been updated so there are no deep-rooted trees or bushes with in the 10’ utility setback. Page 5 of 5 If the utility infrastructure for all three phases is not going to be completed as a part of phase then utility conduit stubs will need to be extended to the next phase. Response: See sheet C1.1. for the location of stub locations relating to the phase locations. It is my recommendation that the applicant submit a service application to NWE as soon as possible to get the NWE engineer working with the engineers and architects to help correct any issues and provide direction and feedback as the process continues through design. Response: The general contractor has initiated this. For easements and question per Northwestern Energy standards for utility easements you can contact Northwestern Energy’s real estate representative Dylan Swanson at 406-497- 3663. 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. Note: During preparation of the staff report, additional conditions of approval may be recommended based on comments and recommendations provided by oteher applicable review agencies involved with the review of the project.