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HomeMy WebLinkAbout11 Response to Concept Review Comments 12-21-20RESPONSE TO CONCEPT REVIEW COMMENTS COURTYARD BY MARRIOTT HOTEL – 19506 Planning Division Comments; Jacob Miller jamiller@bozeman.net 406-582-2261 1. BMC 38.220.080 - Site plan submittal requirements. The application must meet the SP1 and PLS form requirements. Plans must include all property boundaries, setbacks, and easements annotated with dimensions shown correctly. Block frontages must be shown and annotated with dimensions and shown correctly. Include all existing public utilities, street and alley frontages with names and right-of-way dimensions, sidewalks, and parking facilities, annotated with correct dimensions. Label and annotate all ADA ramps and provide signage details. Label the covered entry in the civil site plan. a. Note: PUE is 10’ inside the north and south property lines and 10’ on the exterior, revise accordingly. b. Note: All details must be included within the plan sheet, not on 8.5” x 11” unless absolutely necessary RESPONSE: The Site Plan has been updated per Plat J-376 which provided 20’ wide public utility easements centered on the north and south property lines, along the right of way of Boot Hill court, and a 50’ wide easement for drainage swale and public utilities on the interstate side of the lot. The plan sheets have been updated to provide details within the plan set. 2. BMC 38.230.040 – DRB review thresholds. This project meets criteria for DRB review. RESPONSE: Acknowledged 3. BMC 38.320.030 – Form and intensity standards. Building height. The proposed height for the building exceeds the maximum allowable height in M-1. This project would not meet the standards for a zoning variance. Revise design accordingly. RESPONSE: The allowable building height, as defined by the height of the building from the ground elevation to the top of the roof deck, is 45-ft. As shown on Sheet SP202, the top of the roof deck elevation is 45’0”. In addition, per the code, the tallest parapet is no more than 4-ft above the elevation of the top of the roof deck. 4. BMC 38.400.090C.3.b – Access. Provide ingress and egress designations for the drive accesses on the Site Plan and annotate dimension including width, spacing, length etc. RESPONSE: The Site Plan Civil Sheets have been updated to show traffic flow arrows as well as dimensions. 5. BMC 38.510 Block Frontage. Façade Transparency. The west façade of the building requires a total of 10% transparency in order to meet the ‘Other’ block frontage transparency standards. Provide window and/or glazing samples showing that transparency standards are being met. Provide weather protection over the pedestrian entry on the west of the building. The entrance on the west side of the building must be a publicly accessible ingress and egress. If the proposed usage is to be an egress for hotel guests that will require key card entry to access from the sidewalk then this design must be revised. See 38.510.020.5.a and 38.510.030.G. RESPONSE: As shown on Sheet SP301 the west side of the building is designed to include 30.1% transparency to meet the “Other” block frontage designation within the code. Additionally, the design includes a public entrance on the west side of the building and a public space in the southwest corner of the building per discussions with the director on this requirement. The access will be public (access control will be designed as such) and also includes weather protection via a canopy over the entrance itself and the southwest corner of the building. 6. BMC 38.520.040 Non-motorized circulation and design. A pathway through a parking lot must be provided at least every 200’. The northern side of the parking lot does not meet this requirement. Staff recommends connecting the pedestrian ramp at the NE corner with the compact parking spaces to the north and making a connection to the trash enclosure area as required by 38.520.070. See sketch below for guidance. The northern and northeast corners of the building appear to be too close to the sidewalk per 38.520.040.D.3. RESPONSE: The Site Plan has been updated to provide a pathway in the NE corner providing pedestrian access to the trash enclosure and to vehicle spaces in this area. Because parking spaces were added on the northeast corner of the center parking island on the north side of the building, an additional pedestrian ramp has been implemented into the design further west in order to have an additional pedestrian access point within 200-ft of the others to the east. 7. BMC 38.520.060 - Usable commercial open space. Include annotations and dimensions as required in forms PLS and SP1, demonstrating required minimum dimensions for proposed commercial open space are being met. Provide direct pedestrian connections to each shared open space. Provide depictions of proposed amenities in the open space areas, including benches and other seating as required in 38.520.060.D. The SE corner dog area must include at least a bench and a fence to serve its intended purpose. The NW open space area is non- conforming per 38.520.060.D. The space currently is located in an obscured area adjacent to the parking lot and does not provide enough amenities to meet the standards set forth in the abovementioned code provision. RESPONSE: A total of 2,620 SF of open space is required and 2,854 SF of open space is provided as shown on the site plan. The open space is provided in four separate open space areas: (1) 1155 SF patio and courtyard area at the entrance on the south side of the building (20 seats provided); (2) 560 SF southeast corner of the building (grass open for recreation with 30 LF of bench seating); (3) 894 SF of patio and landscaping area for pool users (includes 300 LF of seat wall); and (4) 245 SF of patio outside of the breakfast/lobby seating (includes 100 LF of seat wall). All areas provide outdoor gathering/use areas that provide additional amenities for the hotel. 8. BMC 38.520.070– Service areas and mechanical equipment. Provide pedestrian access to the trash enclosure and adequate screening. Staff recommends using the pathway described in code provision comment #6 to satisfy this requirement as well. Provide locations and screening details for service area and mechanical equipment. If mechanical equipment is to be located on the roof, provide a site distance analysis from the public right of way showing that the equipment is adequately screened from pedestrian view. RESPONSE: The Site Plan has been updated to provide pedestrian access to the trash enclosure. The electric and gas meters are located on the north side of the building near the mechanical room entrance. A screen detail for the meters is shown in Detail 7 on Sheet SP052. In addition, landscaping is used to screen the transformer, which is also located near the mechanical room. 9. BMC 38.520.070.C.1. Service areas, landscaping. Five feet of landscaping must be provided between any service area enclosure and adjacent streets, parking lots, and pathways. RESPONSE: Five feet of landscaping has been provided between the dumpster enclosure and the nearest adjacent parking space. 10. BMC 38.530.060 - Building materials. Provide a physical color and material palette for this project with the formal application based upon project size. Provide glazing, door and all required materials proposed as outlined in PLS form RESPONSE: A color and material palette has been provided with this Site Plan submittal. 11. BMC 38.530.070 – Blank wall treatments. The north and west building elevations appear to have significant areas that will require blank wall treatment. Please provide adequate treatment or provide evidence that treatment is not required. A lighting fixture will not satisfy this requirement. RESPONSE: Wherever possible, fenestration was used to address the blank wall requirement. However, in certain locations on the north, west and south side of the building landscaping strategies are used to mitigate the blank walls. In these locations, as shown on the building elevations and landscaping plans, 6-ft tall (minimum at time of planting) arborvitae shrubs will used to cover the blank walls. 12. BMC 38.540– Parking. Provide the design capacity for the conference area and incorporate that calculation into the overall parking scheme. The parallel parking shown on the east side of the property is not allowed. See Ordinance 2029 Section 4.C.2.e.1. The landscaping features used to break up the parallel parking do not fit this purpose and staff does not support parallel parking within commercial developments. Bicycle parking is required to account for at least 10% of the total parking spaces. Provide adequate bike parking and include bicycle rack details. RESPONSE: The design capacity for the conference space is 110 people, it has been included in the parking calculation summary as shown in the site plan documents. The parallel parking is desired for trailers and busses. The parallel parking has not been included in the total number of required parking spaces. 142 spaces have been provided, excluding the parallel parking, per the development code requirements. In addition, 10% bicycle parking has been provided. Bicycle rack details are shown on Detail 5 of Sheet C2.1 of the civil drawings. 13. BMC 38.550– Landscaping. Include a comprehensive landscape plan, including a materials list and irrigation plan. a. Note: The city has removed performance points from the landscaping standard. This project will need to adhere to the new landscaping standards, see Ordinance 2029. RESPONSE: Landscaping plans adhering to Ordinance 2029 have been provided with this Site Plan submittal. 14. BMC 38.550.050.C – Parking lot landscaping. Provide adequate screening of the building from the public street. Include adequate parking lot landscaping as described in this code provision, providing annotations and dimensions demonstrating that the minimum requirements are being met. There appears to be several landscaping features that may need to be revised once the parking lot trees are incorporated into the site design. Please be aware that Ordinance 2029 mandates no parking space be more than 70’ from a tree and that there is 3’ of separation required between the back of the curb to the tree. Additionally, any internal parking lot landscaped area meeting the minimum dimensions 6’x16’ will require a large canopy or non- canopy tree. a. Note: Various portions of this section have changed, see Ordinance 2029. RESPONSE: Landscaping plans that satisfy the requirements are included with this Site Plan Submittal. 15. BMC 38.560– Signage. Include signage details for the proposed project including square footage calculations demonstrating the project is meeting the minimum standards. RESPONSE: Signage details, sizing, and code compliance data are shown in the architectural plans. 16. BMC 38.570– Lighting. Provide a lighting and photometric plan with fixture details. Include fixture details on the plan sheet, not on 8.5” x 11”. RESPONSE: Lighting Plans, photometrics, and details have been provided with this Site Plan Submittal. The details are displayed on the lighting plan sheet EP101 General Notes: It is the recommendation of staff to redesign the first floor layout. Moving the public facilities and mechanical, electrical service areas and utility connections towards the west side of the building would satisfy many concerns that staff has with this current layout, including the block frontage standard that requires direct public access from the street. RESPONSE: The first-floor layout has been modified to include a public gathering area on the west side of the building per a discussion with the director to address the block frontage standard that requires direct public access from the street. Furthermore, the applicant has worked with the City Engineering department in locating the utility services to the building. NorthWestern Energy; Cammy Dooley, cammy.dooley@northwestern.com As proposed, a 10’ utility easement will be required along the north pathway of the building. The utility plan is missing multiple utility lines. Will need a 7’x7’ pad for the transformer and will need to be minimum 10’ from the building. RESPONSE: A draft utility easement agreement is included with this Site Plan submittal. The Final easement and exhibit will be provided with Site Plan approval. Adjustments have been made to the Site plan to show the missing utility lines, and the proposed 7’x7’ transformer pad is separated 10’ from the building. Fire Department; Scott Mueller, smueller@bozeman.net, 406-582-2386 The minimum emergency apparatus height is 13ft 6 inches. As proposed, building will require fire sprinklers, fire standpipes, fire alarm systems, fire hydrant within 100 feet of fire sprinkler – fire department connection. It is recommended to move all water/mech/utility rooms to the west end of the building due to easements and utility length connections. A backup generator will not be required due to the height of the building. RESPONSE: The site plan has been modified to include an additional hydrant on the north side of the building. The location of the hydrant is within 110-ft of the FDC, which is located on the north side of the building at the mechanical room. The building design will include fire sprinklers, fire standpipes, and fire alarm systems. Application Questions: 1. Please confirm if access locations are acceptable. - See comments from Griffin Nielsen, Engineering Department. 2. Is a traffic impact study required? - See comments from Griffin Nielsen, Engineering Department. 3. Please confirm staff support for the proposed conditional use permit and proposed special permit as proposed in the narrative above. - No height variance will be supported in the M-1. There are no procedures in order to obtain a variance in this district. A Special Use Permit may be reviewed and granted through the usual application process. 4. Please confirm if the recessed, LED light structures in the walls of the stairwells are acceptable treatment to meet the “blank wall” criteria in the City code. - Light fixtures are not an acceptable blank wall treatment. 5. Please confirm if the proposed parking calculation is acceptable to City staff. - Include the design capacity of the conference area, remove the parallel parking and revise the parking calculations accordingly. Access requirements from engineering will likely affect the total parking available with this particular site layout as well. 6. Please confirm if the proposed commercial open space treatments are acceptable to City staff. - The SE corner open space must have a fence and a bench or other pedestrian oriented amenity in order to meet its intended purposes as a pet facility. The NW is non-conforming being that it’s located in an area that will not receive significant pedestrian traffic and is not adjacent to or visible from a building entry. 7. Please confirm minimum height of porte cochere at entrance for emergency service requirements - See comments from Scott Mueller, Fire Department. 8. Please confirm the proposed water and sanitary sewer design strategies are acceptable to City staff. - See comments from Griffin Nielsen, Engineering Department. 9. Applicant proposes to meet with the Design Review Board on preliminary elevations as part of this concept site plan submittal. - DRB will be required due to the parking total. 10. Is a Phase I report required with the full site plan submittal? - See comments from Griffin Nielsen, Engineering Department. 11. Please provide an estimate of the cash-in-lieu of water rights fee. - See comments from Griffin Nielsen, Engineering Department. 12. Please confirm no loading berths are required. - No loading berths are required for this project. 13. Please confirm the transparency requirement for the west face of the building (the side facing Boothill Court) must be 30% on the ground floor between 4’ and 8’ above the sidewalk and at least 10% of the entire façade facing the street must be transparent. Applicant is unsure if both of these Provisions apply or if only one of the provisions needs to be met. - The “Other” block frontage requires 10% total transparency. Staff would highly supports providing additional transparency at the publicly accessibly pedestrian entrance. Provide glazing details and tint descriptions illustrating that transparency is being met. 14. Is a back-up generator required for emergency power? - A backup generator will not be required. 15. Please confirm how you would like the site-civil plan submittal to be prepared. Would you prefer to have site layout, grading, and utilities on separate sheets, or do you prefer all of the information to be on the same sheets? - See comments from Griffin Nielsen, Engineering Department. RESPONSE: Acknowledged, please see additional responses throughout this document addressing the comments. 1. Solid Waste Division; Russ Ward, rward@bozeman.net, 406-582-3235 2. Building Division; Bob Risk brisk@bozeman.net, 406-582-2377 3. Engineering Division, Griffin Nielsen, gnielsen@bozeman.net, 406-582-2281 4. These Divisions did not provide comment. Contact reviewers directly with individual questions. 5. Engineering Division, Anna Russell, arussell@bozeman.net, 406-582-2281 6. Parks and Recreation; Addi Jadin, ajadin@bozeman.net, 406-582-2908 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. Water and Sewer Division; John Alston, jalston@bozeman.net, 406-582-3200 11. Forestry Division; Alex Nordquest, anordquest@bozeman.net, 406-582-3205 ENGINEERING COMMENTS: Griffin Nielsen Stormwater 1. BMC 38.410.080 - General Design Criteria DSSP Section (A)(4) Water Quality - The applicant must include a drainage plan with post-construction storm water management controls that are designed to infiltrate, evapotranspire, and/or capture for reuse the post-construction runoff generated from the first 0.5 inches of rainfall from a 24-hour storm preceded by 48 hours of no measurable precipitation. For projects that cannot meet 100% of the runoff reduction requirement, the remainder of the runoff from the first 0.5 inches of rainfall must be either: a. Treated onsite using post-construction storm water management control(s) expected to remove 80 percent total suspended solids (TSS); b. Managed offsite within the same sub-watershed using postconstruction storm water management control(s) that are designed to infiltrate, evapotranspire, and/or capture for reuse; or c. Treated offsite within the same subwatershed using post- construction storm water management control(s) expected to remove 80 percent TSS. RESPONSE: A stormwater management system has been included in compliance with COB design requirements. A stormwater design report, exhibit, calculations, and maintenance plan have been provided with this Site Plan submittal. 2. If the development intends to utilize subdivision stormwater infrastructure the applicant must provide the relevant sections of the subdivision stormwater report defining capacity and volume allocation for the development. RESPONSE: The proposed development does not intend to utilize subdivision stormwater infrastructure. 3. Seasonal High Groundwater - The proposed project is located in an area that is known to have seasonally high groundwater. The applicant must confirm that groundwater will not impact the function or maintenance of the proposed facilities. Industry guidance recommends a three-foot minimum separation from the bottom of proposed facilities to the underlying groundwater table. RESPONSE: The retention facility has been designed with approximately 2.75’ of minimum separation above the observed groundwater level. The retention facility includes an infiltrator that extends drain rock down to native gravels. Seasonal high groundwater and soils conditions are discussed in the stormwater design report. Transportation 4. BMC 38.400.090(D)(2)Access - Table 38.400.090-1 provides the minimum distance between public and/or private accesses and intersections. Drive access for the proposed parking lot must align with the drive accesses across the street, or be at least 40 feet apart. The proposed offset alignment of the southern drive access will not be supported. In addition the drive aisle should be perpendicular for RESPONSE: The applicant believes that the proposed drive access does align with access across the street. The center of the proposed southern drive access is within 7’ of perpendicular to the center of the drive access across the street. If necessary, a deviation request can be submitted. Wastewater 5. BMC 38.410.070 - DSSP Section (V)(B) Sanitary Sewer System Design Criteria - The applicant must provide an estimate of the peak-hour sanitary sewer demand certified by a professional engineer for the proposed project. The City will analyze and determine if sewer capacity is available to accommodate the project. RESPONSE: The Estimated peak hour sewer flow rate plus infiltration is 22.4 gpm. The Water & Sewer report provides calculations for this flow rate. Water 6. BMC 38.410.070 - The onsite water main extension should be limited to a maximum of 150ft. The applicant should coordinate the relocation of the proposed hydrant and mechanical room with the City’s Engineering and Fire department. RESPONSE: The hydrant has been relocated to optimize the water main extension and service line lengths. The onsite water main extension is approximately 195’ from the main to the hydrant. The service length is approximately 170’. 7. If unutilized the water services stubbed into the property on Boothill Court must be abandoned at the main per the Water Department requirements. RESPONSE: Notes have been added to the site plan to abandon the existing water services. 8. Due to increased rate of corrosion with in the vicinity all water mains must be zinc coated. This condition may be met if the applicant can demonstrate to the engineering department that the additional cathodic protection is not required. RESPONSE: Notes have been added to the site plan that indicate the ductile iron piping should be zinc coated. The separate submittal for the fire and domestic service line drawings will also indicate this. 9. Fire services line will be required for the proposed units. The applicant must prepare plans and specifications for any fire service line in accordance with the City’s Fire Service Line Policy. The plans must be prepared by a Professional Engineer and be provided to and approved by the City Engineer prior to initiation of construction of the fire service or fire protection system. The applicant must also provide Professional Engineering services for construction inspection, post-construction certification and preparation of mylar record drawings. Fire service plans, and domestic services 4” or larger, must be a standalone submittal, separate from the site plan submittal. City of Bozeman applications for service must be completed by the applicant. RESPONSE: Fire and domestic service line drawings meeting the city’s requirements will be submitted separately. The applicant will retain Professional Engineering services for construction inspection, certification, and preparation of record drawings. 10.BMC 38.410.130 (A)(1)Water rights -The applicant must contact Brian Heaston with the City Engineering Department to obtain a determination of cash-inlieu (CIL) of water rights. RESPONSE: Brian Heaston was contacted regarding the CILWR for the project. A credit of 9.1 Ac-Ft was paid with the platting of the lot. The anticipated total water use per year for the project, including irrigation, is 9.1 Ac-Ft. Therefore, there is no remaining balance to pay for CILWR. Correspondence with Brian and CILWR calculations are included within this submittal. General 11.The development falls within the N 19th and Baxter Intersection payback. The development must pay the properties proportional share prior development approval. RESPONSE: The payback district will be paid prior to development approval. The applicant requests that the City provide the payback amount, as it is unclear if the $1,262.34/acre is applicable to the proposed development. If the amount is correct, for a parcel size of 3.007 acres, the payback amount would be $3,795.86. 12.The applicant must submit plans and specifications for water and sewer main extensions, streets, and storm water improvements, prepared and signed by a professional engineer (PE) registered in the State of Montana, which must be provided to and approved by the City Engineer. Water and sewer plans must also be approved by the Montana Department of Environmental Quality. The applicant must 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 site 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. RESPONSE: Separate infrastructure drawings will be provided to the City and Montana DEQ as applicable. The applicant will retain Professional Engineering services for construction inspection, certification, and preparation of record drawings. A letter from the owner certifying that a licensed engineer will provide inspection, certification, and as-builts is included with this submittal. 13.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. RESPONSE: No additional FWP, SCS, MDEQ, Corp, or other wetland and stormwater permits are required for this project. Applicant Questions: Question 1. ) Please the comments under the Transportation Section Question 2. ) Please provide an estimate for the developments peak-hour trip distribution for the proposed development. RESPONSE: The peak PM hour trips for ITE Trip Generation Code 310 “Hotels” is 0.60 trips per unit. For a 117 room hotel the number of peak PM hour trips is 70 with 36 entering and 34 leaving the hotel site. Question 8. ) Please see the comments under the Wastewater and Water Section. Question 11. ) Please contact Brian Heaston in the engineering department to receive an estimate for Cash-in-lieu of water rights. Addition information maybe required in order for an estimate to be provide. RESPONSE: Brian Heaston was contacted and the proposed CIL of water rights is included in this submittal. Question 15. ) A site layout, grading, and utility plans sheets would be preferred. The engineering department appreciates the question. RESPONSE: Acknowledged.