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HomeMy WebLinkAboutDRC Response 09-04-2020MEMORANDUM ---------------------------------------------------------------------------------------------------------- FROM: DANIELLE GARBER, ASSOCIATE PLANNER DEVELOPMENT REVIEW COMMITTEE RE: ASPEN PROFESSIONAL BUILDING SITE PLAN, APPLICATION 20207 DATE: AUGUST 12, 2020 ---------------------------------------------------------------------------------------------------------- Project Description: A new two story, 9,191 square foot office building in the Aspen Crossing Master Site Plan. The pad site is on the corner of Tamarack and N. 5th Avenue. Project Location: The site is addressed as 815 N. 5th Avenue, and is legally described as North 7th Add, S01, T02 S, R05 E, Block 2, Lot 6b, Acres 0.24913, Plat E-21-F, City of Bozeman, Gallatin County, Montana. Recommendation: Staff has found that the application does not comply with the requirements of Chapter 38 of the Bozeman Municipal Code (BMC) and is deeming the application inadequate for further review. Section 2 – Conditions of Approval Please note that these conditions are in addition to any required code provisions identified in this report. The following 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 COMMENTS Submittal Requirements / General Comments – Site Plan Checklist (references as SP below) has been attached. 1. SP Checklist Item Application Set #2 – The project narrative must include a response to the City’s conceptual review comments. Staff has attached the narrative submitted. Where requirements or responses are highlighted the response was either missing or incomplete. Responses provided that state “XX item was addressed in the ‘Midtown at Aspen’ submittal” will not be accepted. Provide complete details related to each particular standard in relation to the current proposed building and site design. Adequate response to the below requirements was not provided: a. Provide copies of all applicable approved legal documentation granting shared parking, access, drainage and utilities such as recorded easements and condominium documents with the formal submittal. We include both the commercial and residential condominium documents with this submittal for your review. b. Block frontage: BMC 38.510.030.D – Specify Mixed block frontage choice, either Mixed-Storefront or Mixed-Landscaped so the submittal can be evaluated by appropriate code standards. Provide response to building placement and parking location We are using mixed landscaped frontage. We have marked it on sheet A1.0 with revision cloud. The onsite parking location and building location both meet the criteria for Mixed Landscape frontage. Trash enclosure – provide documentation for shared trash collection. The “Mid-Town: trash enclosure is a common site feature and will be shared by both buildings. This should be by the commercial condominium documents. c. Building design: List the three massing and articulation options employed from BMC 38.530.040. See color and material palette requirements below. We are using four of the ten building massing and articulation methods per 38.530.040. The methods we are using include windows, entries, weather protection features, and change in building material or siding style. d. Parking: Provide B-2M required bicycle parking calculation. Please see bicycle parking calculation on the cover sheet and A1.0. The calculation tables have been clouded. e. Provide response to engineering concept review comments. Please see engineering response added to documents. 2. SP Application Set #8 – Stormwater Design Report not provided. See new documents Labeled Drainage Report Stamped 09-08-2020. 3. SP Cover Sheet #8 – The lot area doesn’t match the lot 6B area on the plat, please clarify and update land use percentages and FAR as necessary. Provide a parking table, showing parking allocated by the master site plan (clarify if allocated or open parking with supporting documentation) and the bicycle parking calculation. We have updated the lot area, FAR and legal description, see clouded revisions on cover sheet. 4. SP Utility Plan #1 – Show utility right of way easements with plat book and document numbers. The utility right of way easement is shown on sheet C-1. It reads Plat-E- 21F Doc 2664181. See revision clouds on sheet C-1 5. SP Site Plan #2 – Show block frontage designation. Block frontage designation is shown on sheet A1.0 with revision clouds. 6. Site plan general comment – Show agreement or documentation for timing of installation sidewalks and other infrastructure where noted on the site plan as “XX by Midtown.” All infrastructure identified as “XX by Midtown” will be completed before we apply for building occupancy. Any Midtown improvement not completed at that time would be bonded as required by the City of Bozeman. 7. SP Building Design #5 – Provide a color and material palette keyed to the building elevations including siding, trim, roofing, windows, stairways, doors, balconies, railings, glass/glazing, walls, and all architectural elements. The color and material palette needs to provide detailed information of each material including specifications from the manufacturer and photo examples. All building materials colors have been added to sheets A3 and A3.1. Revision clouds have been added to the new information. 8. SP Landscape Plan #11 – Provide estimated amount of water consumption broken down by vegetation type and total estimated water consumption. Please see updated landscaping plan with vegetation break down and vegetation type and total estimated water consumption. 9. Advisory Comment: BMC 38.560.030 roof signs are prohibited. Signs mounted on top of awnings are considered roof signs and are not able to be permitted per this code section. We moved the sign down to the front face of the awning. ENGINEERING COMMENTS, Lance Lehigh, llheigh@bozeman.net 1. See Memo from Engineering NORTHWESTERN ENERGY COMMENTS, Tom Stewart, thomas.stewart@northwestern.com 1. Need to determine that the new building location is not encroaching within the NWE encroachment distance for the 50kVA transmission line and the 12kVA distribution line. Caution needs to be paramount during construction near these lines. If equipment such as a crane or any other lifting equipment or scaffolding needs to be within close proximity of these lines then the contractor needs to notify Northwestern Energy and the situation shall be evaluated and a safety plan addressed to assure a safe work zone. The proposed building location is 25’ away from the centerline of the power line poles as shown in the civil plans. Per our phone discussion with Northwestern Energy this will provide an adequate setback from the power lines. 2. Three phase power has already been installed to the location where the transformer pad is shown on the plans. A three phase junction can has been installed at this pad for temporary transition of power to the Midtown building. Once the service size for the Aspen building has been determined and an application with this information has been submitted to NWE, a transformer will be sized for this location. According to the engineer for this area he commented that the Location of services may be an issue with how stubs for gas and electric have already been installed. This will require the NWE engineer for this area to investigate once an application has been submitted. This will be initiated when we submit plans to for a Building Permit. 3. Meter locations will need to be approved by NWE. NWE policy is to maintain a minimum of 3-feet 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. We will fine tune the landscaping if necessary through the service application process. 4. Meters are shown on the north elevation plan to be located near the windows. 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. We moved the regulator to new location please see sheet A3.1 5. In regards to Landscaping, NWE does not allow any large deep rooted trees or bushes within the utility easement. Landscape plan shows trees within the transmission/ distribution line easement. This is not allowed. Trees have been removed from utility easement see updated sheet L1. 6. It is my recommendation that they submit a service application to NWE as soon as possible to get the process started. This will assure working with the NWE engineer that it gets started in the right direction. The Service Application will be initiated when we submit plans for a Building Permit. 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. Note: With this memo, Staff has found the application to be inadequate for continued review. During review of subsequent revisions, 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.