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HomeMy WebLinkAbout0.2 - Narrative Response to Concept Review Comments 2020.12.151091 Stoneridge Drive • Bozeman, Montana • Phone (406) 587-1115 • Fax (406) 587-9768www.chengineers.com • E-Mail: info@chengineers.com Civil/Structural Engineering and Surveying December 15, 2020 City of Bozeman Planning Department Attn: Danielle Garber 20 E. Olive Street Bozeman, MT 59718 RE:Response to DRC Comments –Fallon Apartments Concept Site Plan Application (C&H # 200859, COB # 20139) Dear Danielle, This letter is to provide a narrative response to the DRC comments from May 21, 2020: 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. The property line is located in the wrong place. It should be shown 1-foot behind the sidewalk. Easements are located behind this line. b. Show all existing and proposed utility easements in the correct location on the plans with the formal submittal. c. Show the 10-foot drain tile maintenance easement in the correct location on the plans with the formal submittal. d. A draft mutual access easement must be included in the formal submittal. e. A color exterior material palette keyed to the building elevations, including windows (also see building materials below). f. Show utility meters, electrical conduits, and other service utility apparatus on the The above-listed items have been addresses in this Site Plan submittal.The revised items are included herein. 2.)PLS Form. General Comment. All plans must meet the plan and specifications requirements Civil/Structural Engineering and Surveying of form PLS including complete and thorough annotation on all plans, a well detailed plan sheet cover sheet, digital files and naming protocols and all other requirements. The above-listed naming protocol requirements have been met for all files included in the digital submittal. 3. Form and Intensity Standards –Section 38.320.030.C –The maximum building height with a pitched roof of less than 3:12 is 34-feet. The proposed height of 38’ 11” exceeds the allowable height at the indicated roof pitch. The building height was revises to be 33’10” as shown on the architectural elevation drawings included herein. 4. Mixed-Landscaped Block Frontage –Section 38.510.030.C –This project includes multiple block frontages: Special Residential internally (see below) and Mixed-Landscaped along Fallon Street and Pond Lily Drive. The buildings and entrances must be design according to the preference and requirements of this section that addresses multiple frontage situations. 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. A 10-foot minimum front setback, or greater where necessary to accommodate easements is outlined in this provision and must be provided. The additional 10-foot drain tile maintenance easement along Fallon Street requires a minimum setback of 20-feet along that frontage from the property line. The above-listed setbacks are depicted on the civil sheet, C1.0,included herein. b. Façade transparency –Residential buildings, at least 15% of the entire façade (all vertical surfaces generally facing the street). This condition is met through the use of 10’ x 22’ entrance alcoves at each residence. These extend the full height of the building and provide relief to the façade. See architectural elevations, included herein. c. Building entrances –Building entrances must be visible and directly accessible from the street from Pond Lily and Fallon. While not required in Section 38.520, unit entrances along the street frontage are required per the block frontage standard. The building entrances are visible and directly accessible from the street from Pond Lily and Fallon. This is accomplished by the internal pedestrian paths (sidewalks) that allow for access to each unit from the surrounding roadways. d. Weather protection –At least 3-feet deep over primary residential entries. Weather protection is accomplished by the roof eaves shown on the architectural Civil/Structural Engineering and Surveying elevation drawings included herein. e. Parking location –Parking must be placed to the side, rear, below or above uses. For single and multi-building developments, surface and structured parking areas (ground floor) are limited to no more than 50% of the street frontage. Provide details with the formal submittal. The above-listed parking requirements have been addresses and are depicted on the civil sheet, C1.0, included herein. f. Landscaping -The area between the street and building must be landscaped, private porch or patio space, and/or pedestrian-oriented space. For setbacks adjacent to buildings with windows, provide low level landscaping that maintains views between the building and the street The above-listed landscaping requirements have been addressed and are depicted on the landscaping plan, L101, included herein. g. Sidewalk width –met, minimum 5-feet along local streets, provide in the correct location. The above-listed sidewalk width and location requirements have been met and are depicted on civil sheet, C2.0. 5.)Special Residential Block Frontage –Section 38.510.030.J –For residences with ground floor living spaces facing a sidewalk or pedestrian path in a residential or mixed-use development, the building must feature at least one of the public/private space transition elements described below. The objective of this standard is to ensure privacy and security for residents, and an attractive and safe pathway that complements the qualities of adjoining residences within a residential complex. a. Raised deck or porch option. Provide at least a 60 square foot porch or deck raised at least one foot above grade. The porch or deck must be at least six feet deep, measured perpendicular to the building face. (The deck may be recessed into the unit floor plan so that deck does not extend from the building face a full six feet.) A low fence, rail or hedge, two feet to four feet high, may be integrated between the sidewalk or internal pathway and deck or porch. b. Front setback options. Provide a minimum ten-foot setback between the sidewalk or internal pathway and the face of the residence. Design options for the front setback: i. Landscaped area, meeting the provisions of division 38.550. ii. Semi-private patio space screened by a low fence or hedge (see section 38.350.060). c. Raised ground floor. If the residence's ground floor is a minimum of three feet above the grade adjacent to the building, then the landscaped area in option 2 above may be reduced to four feet wide (except where greater setbacks are specified for the applicable zoning district in division 38.320). The above-listed block frontage requirements have been addressed via option (b) as shown on the civil and landscaping plans included herein.In summary, the site layout was revised to provide the 10-foot setback between the sidewalk or internal pathway Civil/Structural Engineering and Surveying and the face of the residence. 6.)Non-Motorized circulation and design –Section 38.520.040.C.3 –Crosswalks are required when a pedestrian path crosses the drive aisle and must contain contrasting material (such as concrete) and/or patterns (such as stamped asphalt), excluding painted surfaces. Detail materials proposed in the formal submittal. The pedestrian paths and crosswalks as shown on the civil site plans drawings and details are included on the civil details sheet C3.0 included herein, as shown on the civil site plan. 7.)Non-Motorized circulation and design –Section 38.520.040.C.5 –Connections to adjacent properties (including parks and trails). Provide pathways that connect to the adjacent open space The pedestrian connection shown on the civil site plan meet the above-listed requirements. 8.)On-Site Residential Open Space –Section 38.520.060. 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: a. Shared open space. One hundred percent of the required open space may be in the form of shared open space available to all residents and meeting the requirements of subsection B.2 below. Shared open space may be in the form of courtyards, front porches,patios, play areas, gardens or similar spaces. See B.2 in this section for details on providing shared open space. The shared space at the center of the development must meet these standards and be separated from parking lots via landscaping or fencing, the accepted width of the landscaping buffer is 2-feet. b. Ground level private outdoor space. One hundred percent of the required open space may be provided by ground level outdoor space that is adjacent and directly accessible to the subject unit. Such open spaces must be enclosed by a fence and/or hedge at least 32 inches in height to qualify. Departures to these standards are permitted. See this section for units with ground patios if counting towards the required total area. c. Balconies. Up to 50 percent of the required open space may be provided by private balconies provided they meet these requirements: such spaces must be at least 36 square feet, with no dimension less than six feet, to provide a space usable for human activity. See this section for units with balconies if counting towards the required total area. The above-listed Open Space requirements have been met as outlined on civil sheet, C1.0 included herein.In summary, the Open Space is provided by the building patio areas (<50%of required area) along with exterior open space labeled and dimension on civil sheet C1.0. Civil/Structural Engineering and Surveying 9.)Location and design of service areas and mechanical equipment -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, shared open space, or shared auto courtyards,they must be screened with vegetation and/or integrated into the building's architecture. The service areas are shown on the architectural elevation drawings and meet the above-listed requirements.There is no exterior pad-mounted or roof-mounted mechanical equipment that would require screening since internal PTAC units are proposed for the heating and cooling systems. 10.)Building massing and articulation –Section 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. Detail in the narrative and drawings which elevation feature is being utilized. The above-listed building massing and articulation requirements are addressed on the architectural plans included herein.This requirement is met through the following building features provided at a maximum of every 30 feet: Windows, Change of building materials, Articulation of building materials though varying colors and textures. See architectural elevations. 11.)Building massing and articulation –Section 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. The above-listed building massing and articulation requirements are addressed on the architectural plans included herein.This condition is met through the use of 10’x 22’ entrance alcoves at each residence. These extend the full height of the building and provide relief to the façade. See architectural elevations. 12.)Building materials –Section 38.530.060 –In the submittal provide details demonstrating compliance for all exterior cladding materials listed in this section. The above-listed building materials requirements are addressed on the architectural plans included herein. 13.)Blank walls –Section 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. The above-listed building blank wall requirements are addressed on the Civil/Structural Engineering and Surveying architectural plans included herein. 14.)Stall, aisle and driveway design –Section 38.540.020 –Annotate parking angle, stall length and width, and drive aisle width and direction of travel, whether it’s one or two way. The parking angle, stall length and width, and drive aisle width and direction of travel, whether it’s one or two way is shown on the civil site plan sheet C1.0. 15.) Detail not sufficient for comment on the following sections, demonstrate compliance with the formal submittal: a. Lighting –Section 38.570.040 b. Grading and drainage –Section 38.410.080 c. Landscaping –Section 38.550, including Parking Lot Landscaping in Section38.550.050.C The above listed items are all included in this formal site plan submittal. NorthWestern Energy; Tom Stewart, thomas.stewart@northwestern.com, 406-582-4602 1. They need to show the existing utilities in the utility easement.They need to not plant trees inthe utility easement. They need to plan for at least a 6’x6’ pad for the transformer and to have atleast 10’ of clearance from the building. The electric meter base and gas meters will need to be shown on the next plan set. The most that we will stack the gas meters is 2 high, therefore the wall length required for 18 units will need to be at least 11 ft. 2. Coordinate any required private utility easements with Dylan Swanson, dylan.swanson@northwestern.com. The above-listed requirements are addressed on both the civil, landscaping, and architectural plans included herein. 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. The trach enclosure details has been added to the civil plan set included herein. Building Division; Bob Risk brisk@bozeman.net, 406-582-2377 1. Fire Sprinklers and alarms. 2. All units to be Type B, Handicap Adaptable Units. The applicant is aware of this and will prepare separate fire service plans subsequent of site plan approval. Fire Department; Scott Mueller, smueller@bozeman.net, 406-582-2386 Civil/Structural Engineering and Surveying 1. A second access into the site is required. Per 2012 International Fire Code Section 503 Fire Apparatus Access Roads 503.1.2 Additional Access. The fire code official is authorized to require more than one fire apparatus access road based on the potential for impairment of a single road by vehicle congestion, condition of terrain, climatic conditions or other factors that could limit access. The layout shown on the civil drawings addresses the emergency access requirements listed above. Parks Department, Addi Jadin, ajadin@bozeman.net, 406-582-2908 1. BMC Section 38.420.020.A.2.b Parkland is required for net residential density up to 12 dwelling units/acre in R-O. According to the plat for Phase 4, the equivalent up to 8 du/ac was provided at final plat. The remaining equivalent of 4 du/acre is required as cash-in-lieu at subsequent Site Plan development.Please submit a request addressing the criteria of Resolution 4784 with the Site Plan application. Current appraisal value for Cash-in-lieu is $1.60 per square foot but will be determined at the time of Site Plan completeness. 2. BMC CIL amount must be printed on the final Site Plan. Applicants may contact the Parks Planning Manager prior to formal application with proposed number of units and net lot area as defined in 38.700.130 to get an estimated CIL of Parkland Amount. 3. All cash-in-lieu requests are reviewed by the Recreation and Parks Advisory Board Subdivision Review Committee. A meeting will be scheduled upon submittal of a formal application. The CIL parkland requirements are outlined on the civil plan sheet C1.0, which address the above-listed requirements. Engineering Division, Griffin Nielsen, gnielsen@bozeman.net, 406-582-2279 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. 2. DSSP Section (C) Water Quantity -The applicant must provide either onsite retentions or on- site detention with release rates limited to predevelopment runoff rates, determine with the Civil/Structural Engineering and Surveying subdivisions stormwater design. The applicant must include the relevant sections of the subdivisions stormwater design report with a future site plan. 3. The seasonal high groundwater elevations and must be determined and the design engineer forthe drainage must certify that any proposed infrastructure can meet or exceeds the City’ drainage requirements during the seasonal high. No basements or crawl spaces may be constructed, see General Note No. 9 from the plat. 4. Development of the property may not damage or inhibit the functionality of the tile drain system along the northern frontage of the lot. The above-listed stormwater requirements have been addresses on the civil site grading plan (sheet C2.0) and on the stormwater design report included herein. Transportation 5. A secondary access is required per the Bozeman Municipal Code 38.400.010.A.8 A secondary access must meet or exceed the minimum access separation per 38.400.090. 6. Street vision triangle at the corner of the Fallon Street and Pond Lily Drive is impended by the proposed street tree. 7. An estimate for the developments peak-hour trips as well as the assumed peak-hour trips from the subdivisions traffic impact study must be provided with a future site plan. If the development will exceed the original assumed trip estimate the assumptions and conclusions presented in the traffic impact study must be reviewed to determine if any additional mitigation is required. The review must be performed by a professional engineer registered in the state of Montana. 8. City standard sidewalk and Blvd. section must be installed along the property frontage. Theapplicant should consult the City’s Design Standard and Specification Policy manual, found onthe engineering department’s webpage, for details on this section. The above-listed transportation requirements have been addresses as shown on the civil plans included herein. Furthermore, a traffic impact study (TIS) was prepared for the Norton Ranch Subdivision Phase 4, which outlines the traffic generation.This TIS is also included in the site plan submittal. Water and Sewer 9. The proposed project is located within the service area of the Norton Ranch Lift Station. The capacity of the station is currently fully dedicated. The proposed project may not exceed the lift station capacity reserved for the subject property without an upgrade to the existing lift station and associated force main. The applicant must demonstrate the design capacity reserved for the parcel relative using the subdivisions wastewater design report to the proposed peak-hour wastewater flow from the proposed project. Civil/Structural Engineering and Surveying Please refer to the Phase 4 Norton Ranch Lift Station Capacity Analysis from the March 2020 for the demonstrated design capacity within Phase 4 of the project. Based on this analysis, the lift station has capacity to support this development. C&H Engineering understands that this Lift Station analysis is still under review at the City of Bozeman Engineering Department. 10. The plan is unclear as how water and wastewater services will connect to the proposed building.If onsite mains are required to serve the development the City’ standard 30ft easement must be provided. No structures or large landscaping features may be placed within 10ft of service or mains. Each of the two buildings will have individual water and wastewater service connections to the existing mains located on the surrounding roadways as shown on the civil site plan drawings. No additional onsite mains are proposed. 11. The applicant must prepare plans and specifications for any fire service line in accordance withthe 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. 12. The applicant must contact Brian Heaston with the City Engineering Department to obtain a determination of cash-in-lieu (CIL) of water rights for any irrigation, see General Note No. 11 from page 3 of the plat. Payment will be required prior to site plan approval. It is understood that fire service plans will be required prior to construction. The above-referenced fire service plans will be prepared subsequent of site plan approval. Additionally, the CIL Water Rights have been confirm with Brian Heaston and documentation of this correspondence is included herein. In summary, the property contains 2 MF CILWR credits associated with the underlying subdivision. A total of 36 are needed and since 2 have already been accounted for, then a total of 34 CILWR credits are needed. The owner of Norton Ranch, Kevin Spencer, contains a sizeable quantity of CILWR credits and will dedicate 22 CILWR credits to this project. Therefore, CIL payment would be needed on the remaining 12 CILWR credits. If you require any further information, please give me a call at (406) 587-1115. Sincerely, Ryan Hudock,P.E.