HomeMy WebLinkAbout21063CILWRMemo_06242021MEMORANDUM
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FROM: DANIELLE GARBER, ASSOCIATE PLANNER
DEVELOPMENT REVIEW COMMITTEE
RE: AMBIENT AIR SOLUTIONS SITE PLAN, APPLICATION 21063
DATE: APRIL 8, 2021
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Project Description: A new office and warehouse building in Nelson Meadows
Subdivision. 4,397 SF of warehouse/manufacturing area, and 5,251 SF of office area
with associated parking, screened outdoor storage, landscaping, and site
improvements.
Project Location: Southwest of the corner of Prince Lane and Nelson Road and is
legally described as Nelson Subdivision Lot 7, Block 2.
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.
2. Document no. 2704917 provides notice of building permit restrictions in
Nelson Meadows Subdivision. Building permits may not be issued until all
required subdivision improvements are completed.
Section 3 – Required Code Corrections
PLANNING COMMENTS:
1.Submittal – BMC 38.230.100.
a. Provide a CILWR estimate from Griffin Nielsen, gnielsen@bozeman.net.
CILWR must be paid prior to final site plan approval.
We are in communication with Griffin regarding the CILWR
estimate. See attached CILWR information and calculation.
b. Provide a scale on the landscaping plan drawings.
2.Non-motorized circulation and design – BMC 38.520.040.D. Pathways must
be separated from structures by at least three feet of landscaping. Departures
are permitted for other landscaping and/or façade design treatments to
provide attractive pathways will be considered. See below
3.Blank wall treatments – BMC 38.530.070. A wall (including building
façades and retaining walls) is considered a blank wall if it is over ten feet in
height, has a horizontal length greater than 15 feet, and does not include a
transparent window or door. A blank wall is present on the east elevation
(see below)
4.Parking – BMC 38.540.010. 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. Clarify why the office space calculation
utilizes the 85% reduction, but not the shop calculation.
5.Mandatory landscaping – BMC 38.550.C.2.a(2-4). (2) All parking lots
located between a principal structure and a public street, must be screened
from the public street; (3) The screening required under this subsection
must be continuous and not less than four feet in width unless a different
width is specified in 38.510.030; and (4) Screening must be maintained at a
height of four to six feet except as otherwise restricted by fence and hedge
height limits within required front setbacks and street vision triangles.
Provide a revised landscaping plan showing plantings that meet the 4
foot wide by 6 foot high requirement between the parking lot and
Nelson Rd.
Advisory Comments:
1. See attached comments from Water Conservation Technician Chelsey
Trevino, ctrevino@bozeman.net.
2. An alternative solid waste enclosure location and design was proposed after
receiving solid waste comments below. These comments are based on the
initial submittal.
ENGINEERING COMMENTS, Cody Flammond, cflammond@bozeman.net
1. See Attached Memo
SOLID WASTE, Russ Ward, rward@bozeman.net:
1. No parking allowed inside the 50-foot approach to the front of refuse
enclosure.
2. Minimum of 10-foot clear opening measured from door jamb to door jamb
BUILDING, Ben Abbey, babbey@bozeman.net:
1. After March 22, 2021 the energy Code is to be 2018 IECC as adopted by the
City and State
2. Fire separation wall between the business side and the shop required.
3. Access to roof required for roof top mech. equipment maintenance over 16’
from grade. Top of parapet show 24’.
NORTHWESTERN ENERGY COMMENTS, Tom Stewart, District Engineer,
thomas.stewart@northwestern.com, 406-582-0573:
21063 Ambient Air Solutions SP, NWE Project Engineer Nick Haag
Nicholas.Haag@contractor.northwestern.com
See comments from 9-30-2020 DRC comments. Following are updated
comments that may not have been in the previous comments.
Continue to work with NWE project engineer on gas and electric utilities.
With construction season ramping up the NWE construction schedule is
getting scheduled out further into the season.
Meters in General. NorthWestern Energy reserves the right to specify the
location of NWE meters. All meters are to be located outdoors on the corner
of the building closest to the transformer serving your property. On new
construction, electric meter locations must be within 10 feet of the gas meter
if NorthWestern Energy will be providing both electric and gas service. 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 or wall screening for self-contained meter bases and
48-inches for installations requiring cabinets. Location of the meter(s) shall
allow easy, unobstructed access to the meters for operation and
maintenance.
Applicant is specifying screening of utility meters. Note the clear zone
specified in the comment on meters and if using a screening wall a drawing
of the screening wall will need to be reviewed and approved by NWE for
underground utility installation under the wall and access for operation and
maintenance lines and equipment.
Screening Walls.
o Gas service cannot penetrate foundation walls that are attached to the
building foundation per the International Fuel Code. Gas riser need to
penetrate the building above ground. However, if the foundation is
not attached to the building i.e. the foundation wall is isolated from
the building for just supporting the wall, this is acceptable.
o If this is a free standing foundation wall, a knock-out must be provided that is a min of 2’x2’ but may be required that the knockout
be larger on the electric service depending on the meter base
amperage. Consult NWE for proper sizing of knock-out
o Contact NWE for placement of knock-out to insure that it lines up
properly with the termination location to prevent bends in the service
o Screening must meet the clear zone requirement of NWE Electric
Service Requirements which typically for commercial application is
48” from the face of the electric meter.
o Gas meter cannot be located in recessed location where it is not open
atmosphere above the meter without approval from NWE.
o Screening cannot consist of rolling doors or other devices that are
required to be open to access the meters.
Landscaping. No large, deep rooted trees or bushes will be allowed within
the 10-foot utility easement. All other approved landscaping will be placed so
as not to damage, prevent or hinder operation and maintenance of NWE
utilities.
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.