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HomeMy WebLinkAbout21129 DRC Comments-052621 MEMORANDUM ---------------------------------------------------------------------------------------------------------- FROM: DANIELLE GARBER, ASSOCIATE PLANNER DEVELOPMENT REVIEW COMMITTEE RE: GALLATIN PARK MIXED USE SITE PLAN, APPLICATION 21129 DATE: MAY 26, 2021 ---------------------------------------------------------------------------------------------------------- Project Description: Four new office and warehouse buildings in Gallatin Park Subdivision with accessory residential apartments. 13 second level residential units, above 13 commercial units for manufacturing and office with associated parking, open space, landscaping, and site improvements. Project Location: 325 Gallatin Park Drive. Legally described as Gallatin Park Sub, S36, T01 S, R05 E, Block 1, Lot 4A, Acres 1.061, Plat J-300-C Plus Open Space. 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. Section 3 – Required Code Corrections PLANNING COMMENTS: 1. Phasing – BMC 38.220.080.A.2.q. Phasing plans must show that each phase will be fully functional if subsequent phases are not completed. The proposed phasing plan must include solutions for bike parking, open space, and sidewalk connectivity to the street with the first phase. 2. Accessory Residential – BMC 38.310.040.C. Apartments are considered accessory uses in the M-1 zoning district. Accessory means less than 50 percent of the gross floor area of the building, and not located on the ground floor. Provide a clear breakdown on the coversheet showing gross floor area of manufacturing/office uses, and gross floor area of residential uses. 3. 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. Due to the presence of driveways to rollup doors the 3-feet of landscaping between the walkways and buildings cannot be provided. Staff suggests the applicant request a departure to place the landscaping as designed in separated planting beds or in raised planters. In some cases the planting beds are 5-feet wide but only contain two plantings of feather reed grass and rock mulch. This does not meet the intent of the standard to provide 3-feet of landscaping. Revise plantings to provide more plant coverage where wider beds are provided. 4. Open Space – BMC 38.520.060.B.2.e. Shared open space must be separated from ground level windows, streets, service areas and parking lots via landscaping, fencing, and/or other acceptable treatments that enhance safety and privacy for both the shared open space and dwelling units. AC units and utility meters are present in the proposed open space. Provide separation and exclude those areas from the open space area calculation. 5. Parking – BMC 38.540.020. a. Clarify in the narrative and drawings how parking will be managed with spaces parked directly in front of roll up doors. b. Two parking spaces are proposed within the workrooms of Building 3. Expand on the functionality of this system for usable commercial space. Staff is having difficulty determining commercial usability if the workrooms are to be designated parking spaces. c. Show the location and dimensions of on-street parking spaces outside of vision triangles on the site plan in order to count residential on- street parking reductions. 6. Parking – BMC 38.540.020-2. Provide the gross square feet of residential and non-residential area in the parking calculation for the 50% residential reduction claimed in this section. Advisory Comments: 1. Staff supports the proposed departure request from 38.510.030.G building placement. ENGINEERING COMMENTS, Mikaela Schultz, mschultz@bozeman.net 1. See Attached Memo SOLID WASTE, Russ Ward, rward@bozeman.net: 1. Make sure roof of enclosure does not overhang the front of enclosure to allow truck access. 2. Minimum of 10-foot clear opening measured from door jamb to door jamb 3. Enclosure doors must open a minimum of 180 degrees. BUILDING, Ben Abbey, babbey@bozeman.net: 1. Provide an additional Fire-separation page. Detailing out the Fire-separation wall construction. Detail continuous separation at wall junctions, floor framing, stairs alone wall. Per 2018 IBC Chapter 7 (At Building permit submittal For Review) 2. Live/ Work Units Required to be in accordance with the 2018 IBC Section 419 3. Live/ Work Units R-2 Occupancy Per Section 310.3 / B Occupancy 4. 1st floor Bathrooms required to be in accordance with ICC A117.1-2009 Per Chapter 6 PARKS, Addi Jadin, ajadin@bozeman.net: 1. Thank you for addressing the Conceptual Review Comments. Please make the following minor edits to the Parkland Tracking Table and CILP Narrative: a. Per Section 38.700.130 definition of net area/density, onsite open space of 1565 sf may be deducted from the lot area. Total net area is 1.03 acres and net density is 12.68 units/acre. b. Parkland and CILP amounts are calculated using 2 decimal places. Required land area is 0.37 acres and CILP owed is $27,621.65 2. Staff's recommendation and applicant CILP justification will be reviewed by the Recreation and Parks Advisory Board (June 10, 2021 6:30 pm) or its Subdivision Review Committee (June 11, 2021 8:30 am). Please contact staff for virtual meeting invitation. 3. Director approval of CILP and required payment amount will be forwarded to the applicant and planning division upon board/committee review. Payment to be submitted to Planning Division prior to Site Plan approval NORTHWESTERN ENERGY COMMENTS, Tom Stewart, District Engineer, thomas.stewart@northwestern.com, 406-582-0573: 21129 Gallatin Park Mixed Use SP, NWE Project Engineer Nick Haag Nicholas.Haag@contractor.northwestern.com  Continue to work with NEW engineer Nick hag. Refer to comments submitted to DRC meeting on 1/20/21. 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. MEMORANDUM ------------------------------------------------------------------------------------------------------------ TO: Danielle Garber FROM: Mikaela Schultz, Engineer I RE: Gallatin Park Mixed Use SP APPLICATION NO #21129 DATE: May 19, 2021 ----------------------------------------------------------------------------------------------------------- These comments are provided in reference to the April 28, 2021 Site Plan submittal. ENGINEERING COMMENTS: General 1. Sheet C.2 note 6 states that all infrastructure shall be installed in accordance with the latest edition of the Montanan Public Works. Please add the City of Bozeman Modifications to MPWSS sixth addition and City of Bozeman Design Standards and Specifications Policy dated March 2004. Easements 2. The applicant has shown a garbage enclosure located partially on the neighbor’s property witin the snow storage easement. This structure impedes the ability to store snow here. Also, upon review of the easement, it does list constructing a garbage enclosure upon it as an approved use. Please address. 3. With only a 3’ setback on the back lot and construction of a ditch on the HOA property to the retention pond, the applicant should get approval from the HOA prior to construction. Stormwater 1. BMC 38.410.080 -Engineering Storm Water Design a. DSSP Section II.A.4: 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. b. If the applicant intends for a portion of the stormwater runoff generated from the proposed development to be accounted for within the Subdivision stormwater management system, the applicant must confirm this is the case and verify current standards will be met. The applicant must demonstrate that stormwater runoff discharged off-site is equal to or less than the design capacity reserved in the subdivision ponds for the subject parcel in the subdivision's stormwater design report. The applicant must also demonstrate how the first 0.5 inch runoff reduction requirement is being met.  The regional storm water pond was created in 1999 prior to DEQ-8 rule requiring that the first 0.5” of storm water be captured. Please provide calculation verifying that the pond is sufficiently sized to capture the first 0.5” of the storm for all contributing area or address how the 0.5” of the storm is going to be retained for the subject property.  A portion of Building 3 and the lawn out front is shown as part of Basin B which drains to the HOA retention pond. This property actually drains out to the street and does not make it into the retention pond. Please address. The calculations in the drainage report do not include all of the developed or regraded contributing area. The applicant must address all lot areas in the calculations.  The original TD&H design report assumes a C factor of 0.3 for predevelopment. It is assumed that this was done due to existing conditions at the time. The predevelopment rate for the lot should be 0.2. Please explain why this lot shouldn’t have a higher retention rate based on predevelopment to post development.  Ground water in bore hole #2 is stated to be 5’4” below ground surface in November of 2019, historically low groundwater levels. Bore hole appears to be located at an approximately 4687 contour. Ground water in November of 2019 would be at an elevation of 4681.66’. The bottom of the HOA retention pond appears to be lower than that. As the original subdivision was done in 1999, it may be that some of the retention pond fills up with ground water as ground water comes up. Please provide the bottom elevation of the existing regional storm pond and concerns that capacity may be taken up from ground water. Water Rights 4. BMC 38.410.130 (A)(1) Water rights - The applicant must contact Griffin Nielsen with the City Engineering Department to obtain a determination of cash-in-lieu (CIL) of water rights. Water 1. Applicant to show the curb stop locations on the plans. 2. DSSP Section V.6.f - All service connections shall be uniform size from the service line tap to the building structure or structures unless otherwise approved or required by the Water Superintendent. Service line size reductions must be within 18” of the curb box. 3. Applicant is advised to appropriately size the mechanical room to fit the water service line lay length. Please contact John Alston (jalston@bozeman.net) the City’s water and sewer superintendent if additional questions arise. Wastewater 1. Verify that the 4” sewer service for building 2 does not conflict with the two 6” 1% grade sewer services for building 1A and 1B where it crosses. CONDITIONS OF APPROVAL 1. If not already filed for the subject site, the applicant must provide and file with the County Clerk and Recorder's office executed Waivers of Right to Protest Creation of Special Improvement Districts (SIDs) or special districts for the following if they do not already exist: a) Street improvements to Davis Lane including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. b) Street improvements to Cattail Street including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. c) Intersection Improvements to Cattail Street and Davis Lane. d) Intersection Improvements to Cattail Street and Ferguson Avenue. The document filed must specify that in the event an SID is not utilized for the completion of these improvements, the developer agrees to participate in an alternate financing method for the completion of said improvements on a fair share, proportionate basis as determined by square footage of property, taxable valuation of the property, traffic contribution from the development, or a combination thereof. The applicant must provide a copy of the filed SID waiver prior to Site Plan Approval.