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HomeMy WebLinkAboutProjectNarrative_02152021 1 February 10, 2021 City of Bozeman Community Development 20 East Olive Street Bozeman, MT 59715 Re: Ambient Air Project Narrative We are proposing a new office and warehouse building for Ambient Air Solutions at the corner of Nelson and Prince Lane in the new Nelson Meadows Subdivision. Ambient Air Solutions provides heating and air conditioning systems for both commercial and residential projects. The structure consists of 4,397 s.f. of warehouse/manufacturing area, and 5,251 s.f. of office area. The proposed uses for the building include the manufacturing of HVAC duct systems, storage of HVAC equipment, and office use devoted to the management of Ambient Air Solutions. Zoning for the site is designated as “light industrial” or M-1. Ample parking for the facility is provided for on site. The Warehouse requires 6 spaces, and the office use requires 18 spaces for a total of 24 spaces required. We provide 24 parking spaces. In addition, we have provided for outside trailer and general storage behind the warehouse. The outside storage area or “Yard” will be screened with a 6’ tall wall that is incorporated into the overall building design. The site will provide ADA parking and ADA access to the building. Our design intent is to create an attractive professional office/warehouse building that enhances the appearance of the neighborhood. The building design provides two stories of office space with exterior patios and decks as well as a single-story manufacturing/warehouse space. The highest part of the roof is 36’ not counting the cupolas which are 37’-8”. The proposed location of the building is situated to provide interesting views of the building from Nelson Road and Prince Lane. No phasing is proposed for the project. We would like to start construction of the project in the Summer of 2021. Conceptual Review Response (Planning): Planning Division, Danielle Garber, dgarber@bozeman.net, 406-582-2272 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. Response: All existing and proposed utility easements are shown on the Site Plan. See A1 Site Plan b. A color exterior material palette keyed to the building elevations (also see building materials below). Response: The elevation plans have a color and material palette indicating the different types of exterior materials and colors. See Elevation sheets A300 and A301 c. Show utility meters, electrical conduits, mechanical equipment and other service utility apparatus on the building elevations. Show appropriate screening on the plans. Location of utility meters may conflict with window locations, see NWE comments. Response: The gas and electric meter location is shown in the elevations. See Elevation Sheet A301 d. Correctly label elevations (two elevations provided labeled North). 2 Response: The elevations are correctly labeled. See Elevation Sheets A300 and A301 2. Fences, walls, and hedges – BMC 38.350.060 – The plans indicate a 7-foot wall screening the storage yard and the narrative states that it will be a 6-foot wall. A 7-foot wall is permitted with a building permit as long as it is at or behind the required setbacks for M-1 zoning per this section. Response: The wall screening the storage yard will be 7 feet tall. 3. Grading and drainage – BMC 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: See landscape plans for retention pond details. 4. Other Block Frontage – BMC 38.510.030.G – Demonstrate compliance with this section in the narrative and plans according to the following standards: a. Building placement b. Building entrances c. Façade transparency d. Weather protection e. Parking location – Note that a 10 to 20-foot wide planting area is required between the public sidewalk and the building, outdoor storage, or parking areas. Reductions in the landscaping frontage may be considered for low volume and low visibility streets entirely within the industrial zone. Land uses with a higher density of employees warrant standard landscaping and pedestrian access provisions. There is a parking lot screening requirement in Section 38.550.050.C.2.a(2-4) of 4-feet wide by 6-feet tall within the planting area. Response: We meet the standards set forth in BMC 38.510.030.G, see the architectural site plan A1, architectural floor plans A2, A2.1, and exterior elevations, A3, and A3.1. In addition, see the landscape plans for the parking lot screening. 5. Non-Motorized circulation and design – BMC 38.520.040 – While a pedestrian sidewalk and crosswalk from the front entrance to Prince Lane is not required per code, it is highly recommended to provide a safe pathway from the building to the public sidewalk that connects to the Nelson Meadows open space trail system to the west. Response: A sidewalk has been added from the building to the public sidewalk north of the property. See A1 Site Plan 6. Service areas & mechanical equipment, landscaping - BMC 38.520.070 – Provide details on location and screening for any ground or roof mounted mechanical equipment. Response: RTU screening is shown on the Roof Plan and details are provided in A101 Site Details. Size of RTU is undetermined 7. Service areas, landscaping - BMC 38.520.070.C.1. - Five feet of landscaping must be provided to the sides and rear of any service area enclosure and adjacent streets, parking lots, and pathways. 3 Response: Landscaping will be provided to the sides and rear of service area enclosures, adjacent streets, parking lots, and pathways. 8. Building materials – BMC 38.530.060 – Demonstrate compliance with the metal siding requirements in this section with the color exterior material palette. Response: The exterior material palette lists the types of metal siding and complies with BMC 38.530.060. See sheets A300 and A301. 9. Parking – BMC 38.540.050.A.2.b – Provide a parking calculation with formal submittal. Provision of parking spaces in excess of 125 percent of the minimum number of spaces required for the net floor area in table 38.540.050-3 is not permitted. With 22 spaces required, and 31 spaces provided the proposed site design is in excess of 125%. Response: Parking spaces have been reduced from 31 to 24 spaces. See Cover for updated Parking calculations. 10. 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: See the landscape plans. 1. Lighting – Section 38.570.040.C - demonstrate compliance with this article with any exterior building mounted or parking area lighting. Response: A photometric plan is provided with building mounted and parking area lighting which complies with Section 38.570.040.C Engineering Division, Lance Lehigh, llehigh@bozeman.net, 406-582-2284 1. Engineering comments pending NorthWestern Energy; Thomas Stewart, thomas.stewart@northwestern.com 20317 Ambient Air Solutions CONR, Patrick Kienberger, NWE Project Engineer. • There is an existing electric junction can located on the northeast corner of the property with an existing conduit stub into this lot for future extension of electric primary. The intent of this stub was for use to provide a service to an existing business at this location. With the proposed location of gas and electric services the applicant will need to work with the NWE project engineer to determine the best approach to provide gas and electric service to the building. The gas and electric services will need to be installed in the same trench not separated as shown on the Site Plan. Response: The electric line from the NE property corner to the proposed transformer is shown within the easement along Nelson Road. The gas and electric services are shown closer together in the same trench. See civil sheet C3.0. • Transformer location to Building. If the building will be requiring 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, and meets current NEC or NFPA requirements for non-combustible material. For transformers 750kVA & larger a 3-foot 6-inch clearance is required. For both locations, 10-feet of clearance is required on the front side of the pad where the transformer doors are located. Note, all distances are referenced to the edge of the pad. For any combustible surface, not meeting current NEC or NFPA requirements for non- combustible material, a minimum of a 10-foot clearance is required. For planting of bushes or 4 shrubs a Minimum Working Space for a Pad-Mounted Transformer, is 4-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 project engineer will help to determine the appropriate location for the transformer. Response: The transformer location was coordinated with Tom Stewart and Kirk Mason on December 21, 2020. See civil sheet C3.0. • Plans show the dry utilities entering on the east side of the building. NorthWestern Energy reserves the right to specify the location of our meters. All meters are to be located outdoors on the corner or area on the wall 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 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 project engineer will work through allowable shrubs and plants for screening and to determine adequate clearances for access to our meters. • The following applies 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. • For landscaping. No large deep rooted trees or bushes will be allowed within the 10-foot utility easement. o Landscaping plans acceptable from a utility location and easement perspective. • Utility easements. Any extension of gas main or electric primary will need to be installed within an easement. To establish the needed utility easement locations the NWE project engineer and Northwester Energy’s real estate representative will help to establish these locations as well as the needed documentation. • Submit an application online to have the project engineer work with the applicant. Go to www.northwesternenergy.com/construction to apply online Montana Construction Application, and access Montana New Service Guide to provide information on electric and gas service requirements. Response: The gas and electric service have been relocated to the east end of the building away from any operable portion of a window and now share the same trench. Solid Waste Division; Russ Ward, rward@bozeman.net, 406-582-3235.3 1. Need detailed plan for refuse enclosure. 2. Refuse enclosure will need to be covered. Response: A covered refuse enclosure detail has been added to the A101 Site Details Sheet. Conceptual Review Response (Engineering): ENGINEERING COMMENTS: Applicant Questions 5 1. No engineering questions. Stormwater 1. 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 post- construction 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: See stormwater management design report. The half inch requirement has been accounted for in the retention pond design. 2. DSSP Section (C) Water Quantity - The applicant must provide either on-site detention with release rates limited to predevelopment runoff rates or on-site retention. Retention ponds must be sized based on a 10-year, 2-hour storm intensity Response: See stormwater management design report. The three onsite retention ponds have been designed to meet the ten year, 2-hour storm intensity standard. 3. Montana Post-Construction Storm Water BMP Design Guidance Manual - Engineering recommends that the applicant confirm that groundwater will not impact the function or maintenance of the proposed underground retention system. Industry guidance recommends a three-foot minimum separation from the bottom of the proposed facility to the underlying groundwater table. The applicant should provide local groundwater elevations to support the proposed design. Response: See stormwater management design report. Three feet of separation is provided from the bottom of the pond to the underlying seasonal high groundwater table. 4. BMC 38.410.080 (F) Grading and drainage - Stormwater facilities generally must not occupy more than one-third of a required front setback. Departures will be considered (per section 38.250.060) for stormwater facilities with Low Impact Development (LID) components, underground components, or exceptional design. Response: See civil sheet C2.0. The front retention ponds along Prince Way are located with a maximum of 6.5’ encroachment into the front 20’ setback. One-third of 20’ is 6.66’; therefore, the proposed retention pond design meets this standard. Transportation 6 1. 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. a. Show the adjacent properties drive access, if applicable. Response: See attached e-mail between Lance Lehigh and Jesse Sobrepena from December 2020. Water Rights 1. 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-in-lieu (CIL) of water rights prior to site plan approval. Response: We have requested this from Brian Heaston and have not received a response yet. See our e-mail correspondence with Brian.. Wastewater 1. 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. These values are used to verify downstream sewer capacity as well as keep the hydraulic model updated. Response: An estimate of average daily sewer flow has been provided with this application. The estimated daily sewer flow is 324 gallons per day. It seems odd to provide a peak-hour calculation given that the peaking factor for the subdivision will change as each lot is built. It seems the City would use the average daily flow calculation provided here with the associated estimated population to calculate their own peaking factor for the subdivision as each lot is developed, instead of adding peak hour flows from individual lots. 2. The applicant is advised that the Nelson Meadows development will be serviced by a future lift station (Davis Lane Sanitary Sewer Lift Station). Currently, the lift station is under contract for construction with an anticipated completion date mid-2021. In addition to the lift station, there is currently no sanitary sewer connection from the Nelson Development to the City’s wastewater collection system. Based on these existing circumstances, a “No Build Restriction” on all lots has been filed. The “No Build Restriction” will remain in place until the Davis Lift station as well as the Nelson Meadows connection is operational and accepted by the City. Response: We understand this requirement. Water 1. Water Riser Room - The applicant is advised to appropriately size the mechanical room to fit the water service line lay length. See the attached pdf showing the recommended mechanical room sizes based on pipe size lay lengths. Please contact John Alston (jalston@bozeman.net) the City’s water and sewer superintendent if additional questions arise. a. The applicant is advised that if the fire service line is not utilized, the existing fire service main will need to be capped or plugged at the main, and any curb boxes or valve boxes on the line shall be removed. 7 Response: We are proposing to place the water riser within the ample sized shop area close to the north and east walls of the shop. See civil sheet C3.0 regarding the unused fire service line. The fire line will be capped at the main and any valve boxes on the property will be removed.