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HomeMy WebLinkAbout20433DRCCommentsResponse_08232021Page 1 of 6 FROM: DEVELOPMENT REVIEW COMMITTEE RE: OAK & COTTONWOOD APARTMENTS, MASTER SITE PLAN, APPLICATION 20433 DATE FEBRUARY 24, 2021 Project Location: Flanders Creek Subdivision, S04, T02 S, R05E, Block 5, Lot 4 & 5, Acres 2.03457, Open space 1-2 & Common Area 2-3 in E2SE4, Plat J-434 Project Description: Master site plan for a two phase development of seven apartment buildings. The first phase will contain three apartment buildings and the second phase will contain four buildings, each containing 12 units. There are 84 two bedroom apartments in total. The property is zoned R-O. Recommendation: The DRC review finds that the project does not comply with the requirements of the Bozeman Municipal Code and is deeming the application inadequate for further review. Code corrections must be satisfied prior to continued review. All references are to the Bozeman Municipal Code (BMC). Section 2 – RECOMMENDED CONDITIONS OF APPROVAL Please note that these conditions are in addition to any required code provisions identified in this report. These 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 Division, Sarah Rosenberg, srosenberg@bozeman.net, 582-2297 1. BMC 38.540.050.A.1.b. Provide a map displaying where the bus shelter is located and a photograph of it. Also, include a letter from HRDC stating that the shelter is approved and service is provided on not let than an hourly schedule a minimum of 5 days a week. See included letter from Streamline indicating the status of the bus shelter. A photo and a map are now included in the submittal on sheet A100. 2. Are benches that in open space not supposed to exist there based on snow storage note? Benches were already removed on Architectural site, now removed from Civil site. 3. It is unclear the weather protection over the common stair area. The DRC recommends enhancing it to better protect from elements such as snow and so that it doesn’t pile up in inappropriate areas. Please include a building section to illustrate this. Page 2 of 6 The roof over the breezeway has been enlarged to cover the stairs, see 2/A401 4. BMC 38.520.070. Identify utility meters on site plans and landscaping plans for every building so it is easier to depict what elevation it is located. Utility meters are now shown uniquely on each building. 5. BMC 38.400.020. Since the drive goes between two lots, there needs to be shared access easement between the properties with an exhibit attached. This will be dealt with by the Civil Engineers. 6. BMC 38.520.060. Exercise equipment on top of the retention pond is not allowed. The common open space areas do not meet all of the criteria in 38.520.060.D. Please adjust to include more amenities. The exercise pad has been removed. Per email w/ Sarah Rosenberg section 38.520.060.D does not apply since this is residential. However, some additional benches have been placed in the open areas. 7. BMC 38.230.040. This project will require review by the Design Review Board or the Administrative Design Review Team. This will be scheduled at a later date. 8. BMC 38.520.040.C.3. All cross walks must be stamped concrete. Painted cross walks are not allowed. Crosswalks are shown as stamped concrete. 9. The DRC recommends including covered bicycle parking based on 38.540.050.A.c(2). 28 covered bike parking spaces are now provided in addition to another 16 uncovered spaces. Engineering Division; Cody Flammond, cflammond@bozeman.net Comments are forthcoming Water Conservation; Chelsey Trevino, ctrevino@bozeman.net 1. On sheet L101, specify landscape design plan indicating total landscaped area (ft2) and landscaped area of each hydrozone (ft2) - designated by grouping plants with similar water needs. 2. Reduce the use of Kentucky bluegrass within areas surrounded by pavement and/or parking spaces and install native seed mix as indicated on sheet L102 and/or drought tolerant plants/shrubs in these areas. Page 3 of 6 3. Include topsoil depth specification of 4”- 6” (after grading) within all lawn areas to allow for proper root depth growth and assist with plant and turf grass resiliency. 4. On sheet L101, specify the installation of water efficient sprinkler nozzles (multi-spray, multi-trajectory nozzles or ‘rotary nozzles’) within lawn pop-up spray zones. 5. On sheet L101, specify the installation of a weather based irrigation controller that can automatically adjust the watering schedule according to local weather events. NorthWestern Energy; Tom Stewart, tstewart@bozeman.net Daniel Wussow, NWE Project Engineer Daniel.Wussow@northwestern.com Has an application to Northwestern Energy (NWE) been submitted? The proposed buildings will be serviced by electric only. With 12 units per building on electric only, could require the use of three phase transformers to provide the electric services to each of the units. Once an electric load sheet is provided to the NWE project engineer, then it will be determine the size of transformer and services needed. If three phase is needed the site has single phase only near the proposed site and three phase would need to be extended to the site. There are a couple of options to bring in three phase power if needed. The civil site plan shows existing electric along the east side of Twin Lakes Avenue. According to NWE utility maps this electric primary line does not exist. There is a 2” gas main along this side of the street. If this was surveyed as an electric line please inform NWE and the NWE project engineer will need to investigate this and determine if our maps were not updated. There are existing dry utilities along the north side of Flanders Way and this is shown on the civil site plan. There is one location at the corner of Building 6 where the dry utilities are in conflict with the proposed building location. This too will need to be investigated by the NWE project engineer and if needed a plan to correct the issue. At the south west corner of Building 5 the dry utilities are close to the building corner and may be in conflict with the over-dig for the building foundation. The proposed alignment of the electric utilities on the civil site plan may be implemented with adjustments to the alignment, equipment and utilizing new junction cans and transformers. Another approach to provide power to Buildings 3, 4 & 7 could be to install underground primary along the west side of Cottonwood Rd from the distribution line, at the intersection of W Oak & Cottonwood Rd. If needing three phase this same location could be used for Buildings 3, 4 & 7. With any extension of electric primary, a 10-foot utility easement will be needed for the entire alignment and location of junction cans and transformers. Applicant will need to work with the NWE project engineer to determine the best approach to providing electric services to each of the buildings. Utility easements. Any extension of gas main or electric primary will need to be installed within an easement. Normally a 10-foot easement is required. To establish the needed Page 4 of 6 utility easement locations the NWE project engineer and/or Northwestern Energy’s real estate representative will help to establish these locations as well as the needed documentation. Negotiations and costs between other landowners for easements is entirely the applicant’s responsibility. Transformer location to a structure. If the buildings 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 and 10- feet of clearance is required on the front side of the pad, where the transformer doors are located. 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 or any combustible surface and the transformer. All distances are referenced to the edge of the pad. For 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. Due to COVID-19 there has been an impact on receiving larger three phase and single phase transformers and a longer timeline may be needed to receive the needed equipment for such services. It is important to submit an application to NWE and provide the calculated loads as soon as possible to avoid any delays. The NWE project engineer will help to determine the appropriate location for the transformer. Meters in General. NorthWestern Energy reserves the right to specify the location of NWE meters. All meters are to be located outdoors on the corner of the building closest to the transformer serving your property. On new construction, electric meter locations must be within 10 feet of the gas meter if NorthWestern Energy will be providing both electric and gas service. Meter locations will need to be approved by NWE. NWE policy is to maintain a minimum 30-inches wide by 3-feet clear zone between the front of the meter and landscape screening or wall screening for self-contained meter bases and 48- inches for installations requiring cabinets. Location of the meter(s) shall allow easy 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. Buildings with multiple units will require adequate wall space to install the number of electric meters, and electric gear. For electric meters, NWE will allow up to four rows of electric meters. Applicant needs to show proposed meter screening methods for the NWE engineer to review. If using a screening wall a drawing of the screening wall need to be reviewed Page 5 of 6 and approved by NWE for underground utility installation under the wall and access for operation and maintenance lines and equipment. Screening Walls. o Gas service cannot penetrate foundation walls that are attached to the building foundation per the International Fuel Code. Gas riser need to penetrate the building above ground. However, if the foundation is not attached to the building i.e. the foundation wall is isolated from the building for just supporting the wall, this is acceptable. o If this is a free standing foundation wall, a knock-out must be provided that is a min of 2’x2’ but may be required that the knockout be larger on the electric service depending on the meter base amperage. Consult NWE for proper sizing of knock-out o Contact NWE for placement of knock-out to insure that it lines up properly with the termination location to prevent bends in the service o Screening must meet the clear zone requirement of NWE Electric Service Requirements which typically for commercial application is 48” from the face of the electric meter. o Gas meter cannot be located in recessed location where it is not open atmosphere above the meter without approval from NWE. o Screening cannot consist of rolling doors or other devices that are required to be open to access the meters. Landscaping. No large deep rooted trees or bushes will be allowed within the 10-foot utility easement. No large trees reaching heights of 15-feet or taller will be allowed under any overhead distribution lines. All other approved landscaping will be placed so as not to damage or prevent or hinder operation and maintenance of NWE utilities. When there are multiple units with multiple meters NWE requires that the meters have a permanent placard for each meter. For multiple metering each location or premise must have its address and unit numbers permanently attached by means of a placard to the meter bases and the individual apartment /unit breaker boxes before the meter is set. These identifying placards must match the unit information as displayed on the unit’s entry door. Submit an application online to have the NWE 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. Fire Department; Scott Mueller, smueller@bozeman.net Please clean-up/correct site plan to reflect appropriate size fire lines into appropriate sized fire riser rooms. Some are entering into electrical rooms. On those buildings, the riser icon is placed in room but no underground lines shown to them. Fire risers are now shown on a per building basis. Page 6 of 6 Also ensure that riser rooms have an exterior access door and sidewalk to public way. Riser rooms already had exterior access and sidewalk to public way. All building FDC’s shall be located to interior of site 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. Note: During preparation of the staff report, 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.