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Home My WebLink AboutCONR COMMENTS AND RESPONSES 10-07-2020conr comments| SPR submittal GIBSON GUITAR DESIGN BUILD | 1894 ORVILLE WAY GIBSON GUITTAR 377u Page 2 of 6 Planning Division, Danielle Garber, dgarber@bozeman.net, 406-582-2272 Overall Comments 1. Process – A Site Plan Application is required for entitlement. Any requested departures must be submitted with the applicable review fees for each departure. Per Section 38.230.100 include the following in your submittal. a. Show all existing and proposed utility easements on the plans with the formal submittal. b. A color exterior material palette keyed to the building elevations, including windows (also see building materials below). • Response: Material types, product information, and location called out on Exterior Elevations as well as material board. c. Show utility meters, electrical conduits, and other service utility apparatus on the building elevations. Show appropriate screening on the plans. • Response: Utility enclosure is shown on the North Elevation of the building and is called out on the Exterior Elevations as well as in the Site Plans and Floor Plans and will contain all additional apparatus not located on the roof in accordance with 38.520.070B.3 and C . Utility apparatus located on the roof is shown screened in accordance with 38.520.070E. 2. Lot Aggregation – A subdivision exemption application to aggregate the lots is required to eliminate lot lines that trigger setbacks internally, to simplify and relocate utility easements, and to eliminate the off-site parking requirements. • Response: Off-site parking requirements per 38.540.070 have been met to avoid the need for lot aggregation by meeting all required setbacks and design guidelines. 3. PLS Form. General Comment. All plans must meet the plan and specifications requirements of form PLS including complete and thorough annotation on all plans, a well detailed plan sheet cover sheet, digital files and naming protocols and all other requirements. • Response: Concur. 4. Grading and drainage – Section 38.410.080.H – Stormwater retention/detention facilities in landscaped areas must be designed as landscape amenities. They must be an organic feature with a natural, curvilinear shape. The facilities must have 75 percent of surface area covered with live vegetation appropriate for the depth and design of the retention/detention facility, and be lined with native grasses, indigenous plants, wet root tolerant plant types and groupings of boulders to create a functional, yet natural site feature. A cross section and landscape detail of each facility must be submitted with the final landscape plan for review and approval. Facilities with a slope up to and including ten percent grade may be grassed and irrigated to blend into the adjacent landscaped area. • Response: Site Plan has been enhanced to illustrate the locations and design of retention/detention facilities including proposed vegetation in accordance with 38.410.080H conr comments| SPR submittal GIBSON GUITAR DESIGN BUILD | 1894 ORVILLE WAY GIBSON GUITTAR 377u Page 3 of 6 5. Applicability and compliance – Section 38.500.020 – For building additions and remodels, three different thresholds have been established to gauge how the project design standards in Article 5 are applied. This section designates improvements that increase the building’s area by more than 50% as a Level III improvement. As a level III improvement the project must comply with all applicable block frontage, site design, building design, landscaping, signage, and lighting requirements. • Response: Site Plan and Exterior Elevations have all been enhanced to bring existing building and site to meet block frontage, site design, building design, landscaping, signage, and lighting requirements where applicable per 38.500.020. 6. Other Block Frontage – Section 38.510.030.G – Demonstrate compliance with this section in your formal submittal narrative and drawings including: a. Building placement. Currently 10 feet is the least setback under the Other- landscaped block frontage, not the least that is required under all circumstances. This section provides a minimum of 10-feet, except where greater setbacks are specified in Section 38.320. Since the M-1 zoning district requires a 20-foot setback Page 4 of 6 in Section 38.320.050 that is the minimum. Building location will need to be revised along Orville Way. • Response: See attached correspondence outlining desired departure as well as correspondence stating approval for set back deviation allowing a 10’ setback. b. Building entrances – met, visible and directly accessible from the street. • Concur. c. Façade transparency – For buildings with non-residential uses on the ground floor further than 10-feet from the sidewalk, at least 10% of the entire façade facing the street (Orville and Simmental) must meet transparency requirements. 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. Departures are available provided the applicant can demonstrate that an alternative design treatment for the façade and/or landscape elements provide visual interest to the pedestrian and mitigates impacts of any blank wall area. • Concur. See calculations on Exterior Elevations. d. Weather protection – At least 3-feet deep over primary business entries. • Concur. See Exterior Elevations for compliance. e. Parking location – A 10-foot landscape buffer strip is required between the street and off-street parking areas, this includes Simmental, Orville, and 19th. • Concur. See Site Plan For dimensions and landscape locations f. Landscaping - 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. • Concur. See Landscape and Site Plans for locations of planter beds and landscape types. See additional exhibits illustrating the utilization of landscape to meet criteria for blank wall treatments per 38.530.070C.2 g. Sidewalk width – met, minimum 5-feet along local streets. • Response: Concur. 7. Non-Motorized circulation and design – Section 38.520.040.C.3 – Crosswalks are required when a pedestrian path crosses the drive aisle and must contain contrasting material (such as concrete) and/or patterns (such as stamped asphalt), excluding painted surfaces. Detail materials proposed in the formal submittal. • Response: Concur. 8. Non-Motorized circulation and design – Section 38.520.040.C.4 - 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 subsection D below. • Response: Concur. conr comments| SPR submittal GIBSON GUITAR DESIGN BUILD | 1894 ORVILLE WAY GIBSON GUITTAR 377u Page 4 of 6 in Section 38.320.050 that is the minimum. Building location will need to be revised along Orville Way. • Response: See attached correspondence outlining desired departure as well as correspondence stating approval for set back deviation allowing a 10’ setback. b. Building entrances – met, visible and directly accessible from the street. • Concur. c. Façade transparency – For buildings with non-residential uses on the ground floor further than 10-feet from the sidewalk, at least 10% of the entire façade facing the street (Orville and Simmental) must meet transparency requirements. 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. Departures are available provided the applicant can demonstrate that an alternative design treatment for the façade and/or landscape elements provide visual interest to the pedestrian and mitigates impacts of any blank wall area. • Concur. See calculations on Exterior Elevations. d. Weather protection – At least 3-feet deep over primary business entries. • Concur. See Exterior Elevations for compliance. e. Parking location – A 10-foot landscape buffer strip is required between the street and off-street parking areas, this includes Simmental, Orville, and 19th. • Concur. See Site Plan For dimensions and landscape locations f. Landscaping - 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. • Concur. See Landscape and Site Plans for locations of planter beds and landscape types. See additional exhibits illustrating the utilization of landscape to meet criteria for blank wall treatments per 38.530.070C.2 g. Sidewalk width – met, minimum 5-feet along local streets. • Response: Concur. 7. Non-Motorized circulation and design – Section 38.520.040.C.3 – Crosswalks are required when a pedestrian path crosses the drive aisle and must contain contrasting material (such as concrete) and/or patterns (such as stamped asphalt), excluding painted surfaces. Detail materials proposed in the formal submittal. • Response: Concur. 8. Non-Motorized circulation and design – Section 38.520.040.C.4 - 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 subsection D below. • Response: Concur. Page 5 of 6 9. Non-Motorized circulation and design – Section 38.520.040.C.5 – Connections to adjacent properties (including parks and trails). Provide pathways that connect to the adjacent trail along 19th Avenue. • Response: Site Plan has been enhanced to show required improvements and connection to existing shared-use pedestrian path along 19th Avenue. 10. Pathway design – Section 38.520.040.D a. All internal pathways must have a minimum five-foot-wide unobstructed surface, except where wider pathways are prescribed in this division or where the applicable uses and context dictate wider pathways. • Response: Concur. b. Where a pathway is adjacent to perpendicular or angled parking, an extra two feet of walkway width must be provided to mitigate for parked vehicles overhanging the walkway. • Response: Concur. c. Pathways must be separated from structures by at least three feet of landscaping • Response: Concur. Page 6 of 6 11. Location and design of service areas and mechanical equipment - BMC 38.520.070.B.3. – Service areas must not be visible from the sidewalk and adjacent properties. Where the review authority finds that the only option for locating a service area is an area visible from a public right-of-way, internal pathway or pedestrian area, or from an adjacent property, the area must be screened with structural and landscaping screening measures provided in subsection C. • Response: Utility enclosure is shown on the North Elevation of the building and is called out on the Exterior Elevations as well as in the Site Plans and Floor Plans and will contain all additional apparatus not located on the roof in accordance with 38.520.070B.3 and C . Utility apparatus located on the roof is shown screened in accordance with 38.520.070E. 12. Location and design of service areas and mechanical equipment - BMC 38.520.070.C – Provide structural screening according to this section. Five feet of landscaping must be provided between any service area enclosure and adjacent streets, parking lots, and pathways. • Response: Concur 13. Location and design of service areas and mechanical equipment - BMC 38.520.070.D – Utility meters, electrical conduit, and other service utility apparatus must be located and/or designed to minimize their visibility to the public. Project designers are strongly encouraged to coordinate with applicable service providers early in the design process to determine the best approach in meeting these standards. If such elements are mounted in a location visible from the street, pedestrian pathway, shared open space, or shared auto courtyards, they must be screened with vegetation and/or integrated into the building's architecture. • Response: Utility enclosure is shown on the North Elevation of the building and is called out on the Exterior Elevations as well as in the Site Plans and Floor Plans and will contain all additional apparatus not located on the roof in accordance with 38.520.070B.3 and C . Utility apparatus located on the roof is shown screened in accordance with 38.520.070E. 14. Building massing and articulation – Section 38.530.040.B – Buildings with non-residential uses on the ground level in M-1 must provide one of the articulation features listed. Detail in the narrative and drawings which elevation feature is being utilized. • Response: The Elevations have been enhanced with strategically composed glazing to create a pedestrian connection to the interior in conjunction with change in the texture and style of metal panel across the façade. The Elevations with also feature landscaping specifically designed to create a pedestrian level experience as well as interest across the majority percentage of the faced facilitating interest at all levels. Weather protection at all entrances brings a pedestrian scale to each entrance and large area of glazing. 15. Building massing and articulation – Section 38.530.040.E – Building façades wider than 150 feet must include at least one of the listed features to break up the massing of the building conr comments| SPR submittal GIBSON GUITAR DESIGN BUILD | 1894 ORVILLE WAY GIBSON GUITTAR 377u Page 6 of 6 11. Location and design of service areas and mechanical equipment - BMC 38.520.070.B.3. – Service areas must not be visible from the sidewalk and adjacent properties. Where the review authority finds that the only option for locating a service area is an area visible from a public right-of-way, internal pathway or pedestrian area, or from an adjacent property, the area must be screened with structural and landscaping screening measures provided in subsection C. • Response: Utility enclosure is shown on the North Elevation of the building and is called out on the Exterior Elevations as well as in the Site Plans and Floor Plans and will contain all additional apparatus not located on the roof in accordance with 38.520.070B.3 and C . Utility apparatus located on the roof is shown screened in accordance with 38.520.070E. 12. Location and design of service areas and mechanical equipment - BMC 38.520.070.C – Provide structural screening according to this section. Five feet of landscaping must be provided between any service area enclosure and adjacent streets, parking lots, and pathways. • Response: Concur 13. Location and design of service areas and mechanical equipment - BMC 38.520.070.D – Utility meters, electrical conduit, and other service utility apparatus must be located and/or designed to minimize their visibility to the public. Project designers are strongly encouraged to coordinate with applicable service providers early in the design process to determine the best approach in meeting these standards. If such elements are mounted in a location visible from the street, pedestrian pathway, shared open space, or shared auto courtyards, they must be screened with vegetation and/or integrated into the building's architecture. • Response: Utility enclosure is shown on the North Elevation of the building and is called out on the Exterior Elevations as well as in the Site Plans and Floor Plans and will contain all additional apparatus not located on the roof in accordance with 38.520.070B.3 and C . Utility apparatus located on the roof is shown screened in accordance with 38.520.070E. 14. Building massing and articulation – Section 38.530.040.B – Buildings with non-residential uses on the ground level in M-1 must provide one of the articulation features listed. Detail in the narrative and drawings which elevation feature is being utilized. • Response: The Elevations have been enhanced with strategically composed glazing to create a pedestrian connection to the interior in conjunction with change in the texture and style of metal panel across the façade. The Elevations with also feature landscaping specifically designed to create a pedestrian level experience as well as interest across the majority percentage of the faced facilitating interest at all levels. Weather protection at all entrances brings a pedestrian scale to each entrance and large area of glazing. 15. Building massing and articulation – Section 38.530.040.E – Building façades wider than 150 feet must include at least one of the listed features to break up the massing of the building Page 7 of 6 and add visual interest. Detail in the narrative and drawings which elevation feature is being utilized. • Response: The South Façade will feature a vertical modulated design component that utilizes a change in building material that effectively contrasts from the rest of the façade and modulates from the primary façade by 8” per 38.530.040E.2. 16. Building materials – Section 38.530.060 – In the submittal provide details demonstrating compliance for all exterior cladding materials listed in this section. • Response: Concur. 17. Blank walls – Section 38.530.070 – Where untreated blank walls are proposed, provide a departure narrative that details the need for the departure and any mitigation proposed to meet the intent of the standard. • Response: See the attached narrative for departure.. 18. Parking – Section 38.540.010.A – The term "floor area," for the purpose of calculating the number of off-street parking spaces required, means 85 percent of the gross floor area, as defined in section 38.700.070 of this chapter. However, at the election of the property owner, floor area means the gross floor area, as defined in section 38.700.080 of this chapter, minus the listed areas. In the parking calculation specify which method is being used to find net floor area for minimum parking requirements. • Response: See the attached parking calculation matrix. 19. Stall, aisle and driveway design – Section 38.540.020 – Annotate parking angle, stall length and width, and drive aisle width and direction of travel, whether it’s one or two way. • Response: Accordance with 38.540.020 is illustrated in the Site Plan. 20. Off-street loading berth requirements - Section 38.540.080. – See this section for off-street loading berth design requirements. conr comments| SPR submittal GIBSON GUITAR DESIGN BUILD | 1894 ORVILLE WAY GIBSON GUITTAR 377u Page 7 of 6 and add visual interest. Detail in the narrative and drawings which elevation feature is being utilized. • Response: The South Façade will feature a vertical modulated design component that utilizes a change in building material that effectively contrasts from the rest of the façade and modulates from the primary façade by 8” per 38.530.040E.2. 16. Building materials – Section 38.530.060 – In the submittal provide details demonstrating compliance for all exterior cladding materials listed in this section. • Response: Concur. 17. Blank walls – Section 38.530.070 – Where untreated blank walls are proposed, provide a departure narrative that details the need for the departure and any mitigation proposed to meet the intent of the standard. • Response: See the attached narrative for departure.. 18. Parking – Section 38.540.010.A – The term "floor area," for the purpose of calculating the number of off-street parking spaces required, means 85 percent of the gross floor area, as defined in section 38.700.070 of this chapter. However, at the election of the property owner, floor area means the gross floor area, as defined in section 38.700.080 of this chapter, minus the listed areas. In the parking calculation specify which method is being used to find net floor area for minimum parking requirements. • Response: See the attached parking calculation matrix. 19. Stall, aisle and driveway design – Section 38.540.020 – Annotate parking angle, stall length and width, and drive aisle width and direction of travel, whether it’s one or two way. • Response: Accordance with 38.540.020 is illustrated in the Site Plan. 20. Off-street loading berth requirements - Section 38.540.080. – See this section for off-street loading berth design requirements. Page 8 of 6 21. Landscaping – Section 38.550 - The landscaping section of the UDC has been revised and adopted by the City Commission with ordinance #2029. The changes, including removing the performance points system and requiring parking lot scr een in g in M- 1, w en t in t o effe c t December 18, 2019. Demonstrate compliance with the formal submittal. • Response: Concur. 22. Mandatory landscaping provisions. Parking lot landscaping - BMC 38.550.050.C - Clarify all locations proposed to count towards parking lot landscaping. Provide calculation of required and demonstrate locations of all interior parking lot landscaping to count towards requirement. • Response: Concur. See Site and Landscaping Plans. 23. Lighting – Section 38.570.040.C - demonstrate compliance with this article with any exterior building mounted or parking area lighting. • Response: Concur.. Engineering Division, Griffin Nielsen, gnielsen@bozeman.net, 406-582-2279 1. See attached memo NorthWestern Energy; Tom Stewart, thomas.stewart@northwestern.com, 406-582-4602 1. 3PH Power and gas runs on N. Side of property not affected by Addition. Talk w/ NWE engineer after submitting project application on additional loads to determine final loads. This may have an impact on electric and gas service sizes. A NWE engineer will be able to determine this. • Response: Concur. 2. Coordinate any required private utility easements with Dylan Swanson, dylan.swanson@northwestern.com. Solid Waste Division; Russ Ward, rward@bozeman.net, 406-582-3235.3 1. Need to identify location for refuse enclosure. 2. Need detailed plan for refuse enclosure. 3. Refuse enclosure will need to be covered. • Response: Concur. See Site and Landscaping Plans for enclosure in compliance with 38.520.070B.3 and C . Building Division; Bob Risk brisk@bozeman.net, 406-582-2377 1. Fire Sprinklers and alarms. • Response: Concur. Fire Department; Scott Mueller, smueller@bozeman.net, 406-582-2386 1. As proposed the Fire Alarm, Fire Sprinkler and other special extinguishing systems shall be designed and installed for new features, processes, spaces and storage changes. • Response: Concur. 2. Be aware of design minimums for roads 20ft minimum width and corner radii of 28ft. • Response: Concur. 3. As proposed the accesses and fire hydrant coverage is adequate. conr comments| SPR submittal GIBSON GUITAR DESIGN BUILD | 1894 ORVILLE WAY GIBSON GUITTAR 377u Page 8 of 6 21. Landscaping – Section 38.550 - The landscaping section of the UDC has been revised and adopted by the City Commission with ordinance #2029. The changes, including removing the performance points system and requiring parking lot scr een in g in M- 1, w en t in t o effe c t December 18, 2019. Demonstrate compliance with the formal submittal. • Response: Concur. 22. Mandatory landscaping provisions. Parking lot landscaping - BMC 38.550.050.C - Clarify all locations proposed to count towards parking lot landscaping. Provide calculation of required and demonstrate locations of all interior parking lot landscaping to count towards requirement. • Response: Concur. See Site and Landscaping Plans. 23. Lighting – Section 38.570.040.C - demonstrate compliance with this article with any exterior building mounted or parking area lighting. • Response: Concur.. Engineering Division, Griffin Nielsen, gnielsen@bozeman.net, 406-582-2279 1. See attached memo NorthWestern Energy; Tom Stewart, thomas.stewart@northwestern.com, 406-582-4602 1. 3PH Power and gas runs on N. Side of property not affected by Addition. Talk w/ NWE engineer after submitting project application on additional loads to determine final loads. This may have an impact on electric and gas service sizes. A NWE engineer will be able to determine this. • Response: Concur. 2. Coordinate any required private utility easements with Dylan Swanson, dylan.swanson@northwestern.com. Solid Waste Division; Russ Ward, rward@bozeman.net, 406-582-3235.3 1. Need to identify location for refuse enclosure. 2. Need detailed plan for refuse enclosure. 3. Refuse enclosure will need to be covered. • Response: Concur. See Site and Landscaping Plans for enclosure in compliance with 38.520.070B.3 and C . Building Division; Bob Risk brisk@bozeman.net, 406-582-2377 1. Fire Sprinklers and alarms. • Response: Concur. Fire Department; Scott Mueller, smueller@bozeman.net, 406-582-2386 1. As proposed the Fire Alarm, Fire Sprinkler and other special extinguishing systems shall be designed and installed for new features, processes, spaces and storage changes. • Response: Concur. 2. Be aware of design minimums for roads 20ft minimum width and corner radii of 28ft. • Response: Concur. 3. As proposed the accesses and fire hydrant coverage is adequate. Page 9 of 6 4. As required in adopted codes, provide building address visible from street. Not on mailbox. These Divisions did not provide comment. Contact reviewers directly with individual questions. 1. Sustainability Division; Natalie Meyer, nmeyer@bozeman.net, 406-582-2317 2. Water Conservation; Jessica Ahlstrom, jahlstrom@bozeman.net, 406-582-2265 3. Stormwater Division; Kyle Mehrens, jkmehrens@bozeman.net, 406-582-2270 4. Water and Sewer Division; John Alston, jalston@bozeman.net, 406-582-3200 5. Forestry Division; Alex Nordquest, anordquest@bozeman.net, 406-582-3205 6. Parks Department, Addi Jadin, ajadin@bozeman.net, 406-582-2908