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HomeMy WebLinkAboutCONRCommentResponses_01282021Page 1 of 10 November 10, 2020 Nicole Stine, SMA Architects 109 E. Oak St, Suite 2E Bozeman, MT 59715 nicoles@architects-SMA.com RE: One 11 2.0 Concept Review, Application 20352 Project Description: This is a Conceptual Review application for advice and comments on a 6 story, 62 unit residential building addition to the constructed One 11 Building at 111 W. Lamme with structured parking, and associated infrastructure in the B-3, Downtown Business zoning district. Project Location: Address TBD the property is legally described as Tracy’s 3rd Add, S07, T02 S, R06 E, Block B, Lot A, Plat J-198 We hope that these notes and suggestions assist you with the design and review of this potential future project. Please note that comments are preliminary and based on information provided. While we attempt to identify all issues during a conceptual review, please keep in mind that there may be other issues that arise during the formal review. We appreciate your patience in the review process. All references below to Sections of the Bozeman Municipal Code. If you have any questions or concerns or would like to set up a meeting, please do not hesitate to contact me at dgarber@bozeman.net. Sincerely, Susana Montana, Senior Planner Department of Community Development C: HomeBase Partners 20 N. Tracy Ave. Bozeman, MT 59715 andy@hbpartners.com Page 2 of 10 Planning Division, Susana Montana, smontana@bozeman.net, 406-852-2285 Danielle Garber, dgarber@bozeman.net, 406-582-2272 1. Process – BMC 38.230.020. A site plan application and certificate of appropriateness is required for entitlement, any requested departures must be submitted with the applicable review fees for each departure. Acknowledged. 2. Permitted uses – BMC 38.310.040. Staff does not see any non-residential use along the Beall St. ground floor level. The uses along Beall are accessory uses to the primary residential use of the building. There is a 602-sf ski workshop/storage room and a residential lounge, both for residents’ use. Staff does not see any non-residential space along the Willson Avenue ground floor level of 1.0. There is a 711 sf bike storage and bike locker room for residents’ use. What is the square footage of the corner “leasable” space? Will this space be open to the public? Please label the square footage of that non- residential leasable space. The square footage of these ares have been better clarified in this site plan application. The bike storage workshop is accurate. The applicant is planning to accommodate a possible coffee shop tenant at the bar area of the residential lounge, however a tenant has not been found yet. This coffee shop and surrounding residential lounge will be open to the public. The coffee shop is the retail portion of the ground floor that is referred to in this comment. See the plans for more clarification. 3. Form and intensity standards – BMC 38.320.050. Font setbacks are determined by the block frontage designation. Although there is no side setback in the B-3 district, a mutual access easement is required between the two lots to facilitate shared circulation, amenities, and parking facilities. The building elevation sheets do not show the height of the building to the rooftop. Please show that dimension on all sheets. Note that the maximum building height in the B-3 zone at this location (outside of the Downtown core area) is 70-feet and the first floor must have a minimum Floor-to-Ceiling (FTC) height of 13-feet. Please show the first floor FTC height on the building elevation sheets and sections. Notes: Allowable encroachments: Parapet walls extending 4-feet maximum; elevator and stair penthouses with no maximum. No easements are required between the lots as they are intended to be aggregated. See notes at Site Plan. Additional dimensions have been added to the elevations to address this comment. No building height exceeds 70’-0” or parapet walls taller than 4’-0” above that height. 4. Block frontage – BMC 38.510. This project includes multiple frontages all designated mixed on the map. Based on the design it appears that the applicant is proposing Mixed-Storefront along Willson & Beall, and Mixed-Landscaped along N. Grand. Structured Parking Facility development standards are also applicable. The buildings and entrances must be designed according to the preference and requirements of this section (38.510.020.F) that addresses multiple frontage situations. Clarify in the formal submittal narrative and drawings which of the Mixed frontages the applicant is choosing. The following limitations apply: Based on the requirements clarified below and in various discussions with City Staff, One 11 2.0 is pursuing a combination of Mixed-Landscape and Mixed Storefront at the Beall Frontage so the residential unit frontage can be compliant with the standards set by the Page 3 of 10 Special Residential Design provisions in Sec. 38.510.030.J. This line is indicated at the Site Plan drawing by a purple line and annotation calling it out as the Frontage Division line. a. Mixed-Storefront, this designation applies to frontages where building placement is at or within 10-feet of the front property line, and has specific floor to ceiling height, transparency and weather protection requirements. Buildings with the Mixed- Storefront designation must meet the Storefront standards in this Section including ground floor uses. The residential section of West Beall frontage is not meeting the Mixed-Storefront designation. The applicant may choose to utilize the guidelines for the Special Residential design provisions in 38.510.030.J, but those standards are attached to the Mixed-Landscaped designation which this portion of the building is not meeting, a 10-foot setback from the property line is required in order to utilize ground floor residential uses and Special Residential separation. b. Mixed-Landscaped, this designation applies to frontages where the building is placed behind a 10-foot setback. Specific standards associated with this designation are located in Section 38.510.030.C-D. 5. Mixed-storefront block frontage – BMC 38.510.030.D & 38.510.030.B. Buildings must orient toward the street with the front façade. Pedestrian connections are required directly to the front entrances of each building, entrances which must face the street. Demonstrate compliance with this section in your formal submittal narrative and drawings including: a. Building placement. Buildings may be placed up to the sidewalk edge provided they meet storefront standards. Meeting See Site Plan for more details. b. Façade transparency. Any storefront buildings on these block frontages must meet the storefront block frontage transparency standards. At least 60% of ground floor between 30" and 10' above the sidewalk for primary facades and 40% of ground floor between 30" and 10' above the sidewalk for secondary facades. Window area that is glazed over or covered in any manner that obscures visibility into the storefront space shall not count as transparent window area. Provide an exhibit in the form of a calculation box with each elevation noting the percentage of transparencies provided. Note that windows that are glazed over or covered in any manner that obscures visibility into the storefront space may not count as transparent window areas. Physical glazing samples are required with the formal submittal. This calculation box has been provided on the elevation sheets to speak to the transparency provided on those facades to meet these standards. c. Ground floor land use. Non-residential uses are required, except for lobbies associated with residential or hotel/motel uses on upper floors. Not meeting A residential amenity/lobby has been provided at the ground floor , labeled as residential lounge. The non-residential use is a coffee bar in anticipation of the applicant finding a coffee shop tenant within the residential lounge. d. Floor to ceiling height. 13-foot minimum. Please note the NCOD Design Guidelines specify a minimum floor-to-floor height of 15-feet in Subchapter 4B. When there is a conflict in the standards the more restrictive applies. Provide an exhibit Additional dimensions have been added to the elevations to show that the building complies with the minimum floor to floor height. There is not ceiling designed for the common space at the storefront frontage, so these area will comply with 13’-0” Page 4 of 10 minimum ceiling height. e. Nonresidential space depth. 20-foot minimum. Not meeting The non-residential and residential lounge have been adjusted to meet these requirements. See floor plans. f. Building entrances. Must face the street or the street corner. Meeting g. Weather protection. Weather protection with 8-15' vertical clearance at least 5' in average depth along at least 60% of façade. Provide an exhibit The height of the canopies have been included as a dimension at the exterior elevation sheets. h. Parking location. See #8 below for required activation in front of structured parking. i. Sidewalk width. 12 feet minimum between curb edge and storefront (area includes clear/buffer zone with street trees). Meeting 6. Mixed-landscaped block frontage – BMC 38.510.030.D & 38.510.030.C. Demonstrate compliance with this section in your formal submittal narrative and drawings if providing a Mixed-Landscaped frontage for ground floor residential uses. Additional exhibits at the drawings and narratives have been provided. See the Site Plan for dimensioned exhibits. 7. Number of parking spaces required – BMC 38.540.050. The following details are required to accompany the proposed parking calculation: a. The 2.0 indoor parking area (garage) appears to be accessed solely from the One 11 1.0 garage. Please confirm that the drive aisle of 2.0 is one-way only in the westerly direction and the 12 diagonal parking spaces are back-in only spaces. The drive aisle is one way only. Additional notes and arrows have been added to the drawings b. There are 3 compact parallel parking spaces proposed in the 2.0 garage. Please note that parallel parking is not permitted in structured garages or in parking lots. These spaces have been removed and are not included in our parking totals/calculations. Also note that all parallel parking spaces must be a minimum of 7-feet wide and 24- feet in length. There is no dimensional standard for compact parallel spaces. c. Provide a calculation and location of required spaces for 1.0 and 2.0. This calculation has been included in the project matrix. Additional details on parking calculations are included in the North Central Parking and Mobility plan attached to this submittal, as One 11 2.0 is utilizing off site parking at Block 4 to fulfil its parking requirement. i. In the 2.0 addition, there are 62 dwelling units. The parking requirement, pursuant to BMC Table 38.540.050-1, is one space per dwelling unit, or 62 spaces for 2.0. There are 15 parking spaces shown in the first floor plan of 2.0, of which 3 are parallel spaces which are not permitted. Eleven spaces are “back-in” only spaces and one is an ADA-compliant space for a total of 12 proper spaces in the 2.0 garage. ii. The 1.0 development has 51 dwelling units and provides 47 parking spaces plus 6 on-street spaces along Lamme and Willson Street frontages for a total of 53 spaces. The parking requirement for both 1.0 and 2.0 is 113 parking spaces and a total of 59 on-site spaces are provided plus 6 on-street spaces along the 1.0 Lamme and Willson facades. Approximately 9 on-street spaces may be credited to 2.0 along the Beall Street frontage and about 1 space along the 2.0 Willson frontage (due to sight vision and trash enclosure openings) for a total of 75 on-site and on-street parking spaces attributed to Page 5 of 10 the combined 1.0 and 2.0 development. This leaves a deficiency of 38 parking spaces. iii. If the location of the development lies within 800-feet of a sheltered transit stop it would qualify for a 10% reduction in the required parking. If so, the 113 space requirement would be reduced by 11 spaces, resulting in a combined requirement of 102 spaces. Please provide a dimensioned exhibit showing the location of the sheltered transit stop(s) qualifying for this parking reduction. This leaves a deficiency of 27 spaces. 8. Structured parking facility development standards – BMC 38.510.030.M.2. Parking garages that front streets must line the parking garage at the street level with an active use. With the formal submittal provide details in the narrative and drawings indicating how the following requirements from this standard are being met. a. In all districts, all commercial floor space wrapping must provide a minimum 20 foot depth of habitable and conditioned space as defined by the most currently adopted IBC. The floor plan has been adjusted to meet this requirement. b. In all districts, commercial space depth will be considered where the applicant can successfully demonstrate the proposed alternative design and configuration of the space is viable for a variety of permitted commercial uses. c. In all districts, residential active use areas must be 12 feet in depth, except for riser room, trash areas and other functional uses that must face the street. d. In all districts, all commercial floor space wrapping a parking structure on the ground floor must have a minimum floor-to-ceiling height of 13 feet. There is no ceiling currently designed for this space, but if it is added it will comply with this requirement. e. Structured parking facilities must provide transparency along at least 50 percent of the linear length of the building's façade. This may be achieved with windows, displays, building lobbies, building entrances, display windows, or windows affording views into the building. This requirement applies to both frontages of a building located on a corner lot. No parking frontage is visible from Willson or Beall at One 11 2.0. f. Street-level openings on parking structures must be limited to those necessary for retail store entrances, vehicle entrance and exit lanes, and pedestrian entrances to stairs and elevator lobbies. Parking structures adjacent to streets must have architectural detailing such as, but not limited to, standard size masonry units such as brick, divided openings to give the appearance of windows, and other techniques to provide an interesting and human-scaled appearance on the story adjacent to the sidewalk. Acknowledged. g. Buildings must be articulated with modules, architectural detailing, individual floors visually expressed in the façade, and rhythm and pattern of openings and surfaces must be human-scale. h. Buildings must be oriented to the adjacent public or private street. i. If an alley is adjacent to site, access must be taken from that alley. Access to a street may be considered by the review authority. j. A pedestrian safety plan is required for all parking facilities with more than 100 parking spaces and must be reviewed and approved by the city engineer. The city engineer may request a pedestrian safety plan for parking facilities with less than Page 6 of 10 100 parking spaces. k. Parking entrance(s) may not account for more than 25 percent of entire building façade. l. Parking entrance(s) must not be located central to the building façade. 9. On-site residential open space – BMC 38.520.060.B. All multi-household development, including multi-household portions of mixed-use development, must provide minimum usable open space equal to 100 square feet per dwelling unit for studio and one bedroom dwellings and 150 square feet per dwelling unit for dwellings with two or more bedrooms. The required open space may be provided in a combination of ways: shared open space, ground level private outdoor space, balconies, common indoor recreation areas, and shared roof decks. The applicant has indicated a mix of the above options. Demonstrate compliance in the formal submittal how each type of open space proposed will meet the listed design standards in this section including dimensional standards, amenities provided, and separation from residential windows and service areas. The on-site open space requirement for the development with 31 one-bedroom units, 26 two-bedroom units, and 5 three- bedroom units is 7,750 square feet (sf) which may be provided in shared open space, ground level private outdoor space, balconies, common indoor recreation areas and a shared roof deck. The second floor plan Sheet indicates a common open space with 6,116 sf. How much of that courtyard would be attributed to the 1.0 development and to the 2.0 open space requirement? Please provide a calculation box showing the open space requirements for each development and how it would be met. All open space calculations are shown at the project matrix according to the requirements described above. One 11 2.0 utilizes outdoor space, indoor recreation, and private balconies to meet these requirements. 10. Utility meters, electrical conduit, and other service utility apparatus - 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, or shared open space, they must be screened with vegetation and/or integrated into the building's architecture. Elevations that detail the location and method of screening is required with the formal submittal. A utility gate will be utilized at the Grand façade to permit access to the utility area. The design of this gate has been provided in the exterior elevation sheets. 11. Roof-mounted Mechanical Screening – BMC 38.520.070.E. Provide details of all roof top equipment with a roof plan and show screening details with the plan and elevation sheets with the formal submittal. These details have been provided at the roof detail sheet. 12. Building design – BMC 38.530. The following building design standards will be reviewed with the site plan, and compliance with the approved plan and design standards at the time of site plan and COA submittal. These standards are in addition to the Subchapter 4B Guidelines for The Commercial Character Area in the NCOD Design Guidelines: There is a narrative included in the Project Narratives addressing each of the NCOD Design Guidelines described below. Page 7 of 10 a. Building Massing and Articulation – BMC 38.530.040.B. Façade articulation-- Storefronts and other buildings with non-residential uses on the ground level must include a minimum of three of the articulation features listed in this section every 60 feet (maximum) to create a human scaled façade pattern. Detail in the narrative and elevations which articulation features will be employed with each building. b. Building massing and articulation – BMC 38.530.040.C. Residential buildings must include articulation features at appropriate intervals relative to the scale of the façade in order to reduce the perceived massing of the building and add visual interest. At least three of the features listed in this section must be employed at intervals relative to the individual dwelling units or at a maximum of every 30 feet. The scale of the façade articulation should be compatible with the surrounding context. Provide details in the narrative and elevations for residential only buildings. c. Building massing and articulation – BMC 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 and add visual interest. Detail in the narrative and drawings which elevation feature is being utilized. d. Building materials – BMC 38.530.060. In the submittal provide details demonstrating compliance for all exterior cladding materials listed in this section. Provide a sheet with color illustrations and details of the exterior materials to be provided on the building. e. Blank walls – BMC 38.530.070. Untreated blank walls visible from a public street, pedestrian-oriented space, common usable open space, or pedestrian pathway are prohibited. Methods to treat blank walls are listed in this section and must be included in the formal submittal. Please be aware of the blank wall prohibitions of BMC 38.530.070, particularly along the Grand Avenue façade. 13. Landscaping – BMC 38.550. Provide a landscaping plan that addresses mandatory landscaping provisions in Section 38.550.050 including street frontages and internal landscaped areas. See all landscape sheets provided in the drawing attachments and drawing index. 14. Prohibited Signs – 38.560.030. Roof signs are prohibited per this section. Remove any depicted and proposed signage from the formal submittal showing signs mounted on top of awnings. Signage is shown at the exterior elevations. A signage calculation has been provided on the exterior elevations sheet as well. 15. Lighting – BMC 38.570. Provide a lighting plan and photometric plan for the garage and exterior of the building, including balconies and all site and exterior building lighting with the site plan submittal. Provide cut sheets of all light fixtures to be used on the lighting plan sheets not separately. This plan has been show at the electrical plans included in the drawings sheets. 16. Standards for certificate of appropriateness – BMC 38.340.050. This site is located within the NCOD (Neighborhood Conservation Overlay District). Contemporary, non-period and innovative design of new structures and additions to existing structures is encouraged when such new construction or additions do not destroy significant historical, cultural or architectural structures or their components and when such design is compatible with the Page 8 of 10 foregoing elements of the structure and surrounding structures. Address the architectural appearance guidelines listed in this section and chapter 4B of the Design Guidelines for Historic Preservation with the formal submittal narrative. These narratives are included in the project narrative section of the documents. Engineering Division, Karl Johnson, kajohnson@bozeman.net, 406-582-2281 1. Engineering comments attached. NorthWestern Energy; Tom Stewart, thomas.stewart@northwestern.com, 406-582-4602 Kory Graham NWE Project Engineer, kory.graham@northwestern.com. 1. Per the civil site plan drawing the applicant is proposing to relocate the overhead three phase line, along the north side of the property, to underground. This will require the NWE project engineer to do the field work and engineering to see if this can be established. This is a heavy feeder and this proposal may not be feasible. Cost is something to consider as this could be very expensive to achieve. If through the engineering process it is determined to be possible and the applicant is willing to pay the cost, a 10-foot easement will need to be created for the underground utilities along the north side property line. The applicant has been in contact with Northwester Energy about placing the overhead powerline underground. A contract for this work is in progress. We are awaiting the final design to determine the easement width required. Based on these discussions it appears that this is a feasible proposal. The Civil Site Plan shows the current Northwestern Energy design for this new underground power line. 2. Per the civil site plan drawing it shows the existing overhead service to the existing Montana Conservation Corps building, be relocated underground. The existing meter base for the Montana Conservation Corps building is an overhead service and will require the meter base be changed out, at the applicant’s expense, to accommodate an underground service. The applicant will be responsible for all labor and materials costs associated with this relocate. The Civil Site Plan shows the routing of a new underground service to the Montana Conservation Corps building. The applicant is aware that they are responsible for the cost of installing this new service. 3. The west side of the building will be in close proximity to overhead lines, plans show a 20ft setback from the center of the pole. During construction all construction personnel and any equipment must maintain a 10ft radial clearance from the overhead conductors at all times. This includes the distance between the outer edge of the building and any other portion of the building, i.e. balconies, ledges etc. See Site Construction Management Plan for more information. 4. Transformer location to Building. Plans show proposed transformer location on the west side of the building. With the proximity of the transformer to the building the following needs to apply. See civil and architectural site plan for additional dimensioning and details. Page 9 of 10 a. If the building will require 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 transformer sizes explained above,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. The transformer location shown on the Civil Site plan meets these required clearances. Northwestern Energy has reviewed the proposed transformer location. b. For any combustible surface, not meeting current NEC or NFPA requirements for non-combustible material, a minimum of a 10-foot clearance is required between the building and the transformer. Acknowledged. The building materials within 10’ of the transformer are non-combustible. c. For landscaping, planting of bushes or 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 transformers and allowable landscaping. The transformer location shown on the Civil Site plan meets these required clearances. Northwestern Energy has reviewed the proposed transformer location. 5. The civil site plan shows the proposed location of gas and electric meters on the west side of the building. NorthWestern Energy reserves the right to specify the location of NWE meters. All meters are to be located outdoors on the corner or area on the wall of the building closest to the transformer serving the building. 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-inche wide by 3-foot clear zone between the front of the meter and any 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. a. Buildings with multiple units will need adequate wall space to install electric and gas meters. For gas meters, NWE will only stack gas meters 2 high. The two areas for gas and electric meters will need to occupy the same wall space with the needed separation between gas and electric meters. Looking at the elevation plans there is a large area on the west side of the building that may provide the needed area space to install the gas and electric meters. The NWE project engineer will help in determining the needed wall space to install the electric and gas meters. Electric meters are placed within a semi-enclosed space at the northwest corner of the building. This space can be accessed by a gate and a man door. This provides space for meters that is screened from view. All meter clearances are provided. Page 10 of 10 6. 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. Based on a site inspection with Northwestern Energy the existing One 11 gas meter has capacity to also serve the One 11 2.0 building. No new gas service or meter is required. 7. For 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 or prevent or hinder operation and maintenance of NWE utilities. No trees are proposed within the new 10’ utility easement along Grand Avenue. The proposed undergrounding of the existing overhead electrical line will place the new underground line within 10’ of typical street tree locations. This is yet unresolved as described elsewhere in this submittal. 8. 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. A 10’ utility easement is provided along Grand Avenue for the new electrical lines required to serve the One 11 2.0 building. 9. Submit an application online to have the project engineer work with the applicant through NWE engineering standards and processes. 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. An application is in progress. Solid Waste Division; Russ Ward, rward@bozeman.net, 406-582-3235 1. Sidewalk and pad for trash collection will need to be heated. Coordinate with Solid Waste and Public Works regarding this requirement An electric mat heating system has been specified in this location, see site plan drawing. 2. Written responsibility will need to be provided to make sure the dumpsters are pulled out and placed at a dedicated location for trash pickup. This will be provided in maintenance and HOA documentation by the applicant. Fire Department; Scott Mueller, smueller@bozeman.net, 406-582-2386 1. Overall support proposed project. Proposed building will need fire sprinklers, fire alarms, standpipes, fire hydrants within 100 feet of standpipe connections, and possible emergency generator(s) for elevator as accessible means of egress. One 11-2.0 will utilize the existing water riser room and equipment within at One 11 1.0 with renovations to serve the additional capacities needed for One 11 2. 0. Details will be provided to provide flexible piping across the seismic joint between 1.0 and 2.0’structure. Parks Department, Addi Jadin, ajadin@bozeman.net, 406-582-2908 1. BMC Section 38.420. The parkland requirement for the addition of 62 new residential units Page 11 of 10 on .42 acres with no prior parkland is 0.15 acres. The current building design has 67 units, but since this project is over the Maximum Required Dedication Per Acre, this doesn’t impact the parkland requirement 2. BMC Section 38.420.030. Cash-in-lieu of parkland is required in B-3. Please submit a request addressing the criteria of Resolution 4784 with the Site Plan application. Current appraisal value for Cash-in-lieu is estimated to be changed to $1.70-1.75 this fall, but the final amount will be determined at the time of Site Plan completeness. I think that this requires a request in accordance with Resolution 4784. 3. BMC CIL amount must be printed on the final Site Plan. Applicants may contact the Park Planner prior to formal application with proposed number of units and net lot area to get an estimated CIL of Parkland Amount. Acknowledged. Forestry Division, Alex Nordquest, anordquest@bozeman.net, 406-582-3205 1. Please provide details of the street tree plantings. Will there be flush or raised planters? We need to assure ADA-compliance and accessibility around tree grates. The standard tree grates are 4-by-4 feet cast iron. Additional details have been included in the landscape drawings included in the drawing sheets of this submittal. Water and Sewer Division; John Alston, jalston@bozeman.net, 406-582-3200 1. Contact John Alston to discuss feasibility of combining the 2.0 and 1.0 water services. What is the fixture count for the combined 1.0 and 2.0 projects? The fixture count and feasibility of shared services has been provided in the Engineering Report. If additional details are needed documentation can be supplied by the mechanical engineer and fire sprinkler engineer. These Divisions did not provide comment. Contact reviewers directly with individual questions. 1. Building Division; Bob Risk brisk@bozeman.net, 406-582-2377 2. Sustainability Division; Natalie Meyer, nmeyer@bozeman.net, 406-582-2317 3. Water Conservation; Jessica Ahlstrom, jahlstrom@bozeman.net, 406-582-2265 4. Stormwater Division; Kyle Mehrens, jkmehrens@bozeman.net, 406-582-2270 MEMORANDUM ------------------------------------------------------------------------------------------------------------ TO: Susana Montana , Senior Planner FROM: Karl Johnson, Engineer I RE: One 11 – 2.0 Concept Review APPLICATION NO 20352 DATE: November 06, 2020 ----------------------------------------------------------------------------------------------------------- ENGINEERING COMMENTS: Applicant Questions 1. No engineering questions. Easements 1. BMC 38.410.060 Easements - Front setback utility easements. Front setback utility easements must be ten feet wide, and must always be provided unless written confirmation is submitted to the community development department from all utility companies providing service indicating that front setback easements are not needed. The applicant is working with Northwestern Energy to relocate the existing power line underground along Beall. Once this is resolved written confirmation of the solution will be provided to the City regarding required easements. A 10’ utility easement is provided along the Grand Avenue frontage for new underground utilities required to serve the One 11 2.0 building. This easement will also allow new underground utilities to serve the existing building on the southwest corner of the block. Stormwater The applicant will need to satisfy the following requirements prior to site plan submittal. 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. The Engineering Report included with this submittal addresses stormwater mitigation proposed for this project. The proposed stormwater mitigation system is designed to infiltrate in excess of the first 0.5” of rainfall. In order to reduce impacts to existing stormwater infrastructure, the system is designed to completely retain and infiltrate storms up to 1.12”, a 98th percentile storm. Larger, infrequent storms will discharge to City stormwater lines after the retention is exceeded. 2. DSSP Section (C) Water Quantity - The applicant must provide on-site detention with release rates limited to predevelopment runoff rates. Retention ponds must be sized based on a 10- year, 2-hour storm intensity. A 10-year, 2-hour storm produces 0.82” of rainfall. The proposed stormwater mitigation retains storms up to 1.12” exceeding the 10-year, 2-hour retention requirement. 3. The seasonal high groundwater elevation must be determined and the engineer responcible for the design drainage must certify that the proposed infrastructure can meet or exceed the City’s drainage requirements during the seasonal high. The geotechnical engineer monitored groundwater depths for the North Central Master Plan during the summer of 2020. The monitoring reported a seasonal high depth to groundwater of approximately 11’ to 13’ below ground surface. The proposed stormwater retention system discharges at a depth of 5.25’ below ground surface, ensuring performance during periods of seasonal high groundwater. Transportation 1. BMC 38.540.019 (M) Stall, aisle and driveway design - Snow removal storage areas. Snow removal storage areas must be provided sufficient to store snow accumulation on site. Such areasmay not cause unsafe ingress/egress to the parking areas, may not cause snow to be deposited on public rights-of-way, may not include areas provided for required parking access and spaces, and may not be placed in such a manner as to damage landscaping. All snow removal storage areas must be located and designed such that the resultant stormwater runoff is directed into landscaped retention/detention and water quality improvement facilities as required by the engineering department, or in compliance with the storm drainage provisions of chapter 40 article 4, and/or best practices manual. a. Prior to sight plan submittal ensure snow storage is of adequate sizing, placing will not damage land scapping, and resulting stormwater runoff is directed into landscaped retention/detention facilities. Snow storage areas are shown on the Civil Site Plan. Most of the snow storage is from public streets and sidewalks. The snow storage areas are located within a 6’ wide permeable paver strip between the sidewalk and the curb. The permeable pavers will allow snow melt to infiltrate and not run-off into adjacent streets. This design performs better than typical vegetated boulevards and also provides enhanced pedestrian use during summer months. 2. BMC Section 38.400.090 - Table 38.400.090-1 provides the minimum distance between public and/or private accesses and intersections. Drive access for the proposed parking must be at least 40 feet between the right-of-way line for public accesses and the nearest inside edges of private accesses. a. As presented, the proposed entry into the first floor parking garage along North Grand Ave does not meet BMC Section 38.400.090. Under section BMC 38.400.090 H.3, commercial developments (including residential complexes for five or more households) which may not be able to meet the requirements of subsections C through E of this section can request a modificaiton from the standards. The applicant is advised that if a modificiaton from the standards is submitted with the future site plan submittal, the applicant must submit a report to the City Engineer certified by a professional engineer addressing the conditions listed in BMC 38.400.090 H.3. The Engineering Report included with this submittal addresses proposed modification of the access standards in accordance with BMC 38.400.090 H criteria. Water 1. The applicant must contact the City of Bozeman Engineering Department (Brian Heaston) for an analysis of cash-in-lieu of water rights. The transfer of water rights or the payment of cash-in-lieu of water rights shall be provided in accordance to Unified Development Code (UDC) Section 38.410.130, prior to site plan approval. The Engineering Report included with this submittal provides an estimate of cash-in-lieu of water rights required for One 11 2.0, for the Engineering Department’s review. 2. Indicate both water and fire service lines on the Site Plan. The water and fire service lines will be provided from existing lines serving the One 11 building to the south. The Engineering Report provides a fixture count analysis showing that the existing 4” water service is adequate to serve both the One 11 and One 11 2.0 buildings. Note that the existing 3” water meter will need to be replaced with a 4” water meter. No new water or fire services are proposed for the One 11 2.0 building. Sewer 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 prior to site plan approval. This information is used to verify downstream sewer capacity as well as keep the City’s wastewater hydraulic model updated. The Engineering Report provided with this submittal provides an estimate of the peak-hour sanitary sewer demand from the One 11 2.0 building.