Loading...
HomeMy WebLinkAbout21029 DRC Memo_REVISED 6-24-21_CommentResponses_07142021 MEMORANDUM ---------------------------------------------------------------------------------------------------------- FROM: DANIELLE GARBER, ASSOCIATE PLANNER DEVELOPMENT REVIEW COMMITTEE RE: NORTH CENTRAL MASTER SITE PLAN, APPLICATION 21029 DATE: MARCH 24, 2021 Revised 6-24-21 ---------------------------------------------------------------------------------------------------------- Project Description: A master site plan to coordinate design, phasing, and infrastructure over 5-7 years. The overall proposed development proposes to construct 455 dwelling units, 20,120 square feet of retail, 15,000 square feet of restaurant, 97,800 square feet of office, 66,000 square feet of hotel space, and 475 off- street parking spaces located in integrated structured parking facilities. The development is proposed in 4 phases across 9 buildings, four blocks, and includes a total of 4.4 acres of land. The project site is zoned B-3, Downtown District. The 2020 Community Plan designation is Traditional Core. Project Location: Southwest of the corner of W. Beall St. and N. Willson Ave. and is legally described as: • Tracy’s 3rd Add, S07, T02 S, R06 E, Block B, Lot A, Plat J-198 • Beall’s 3rd Add, S07, T02 S, R06 E, Block 3, Lot 1 - 24, Acres 2.963, & Blk 4 Lots 1-10 & 8.5' Tract Adj East Side Plat C-44-A • Tracy’s 3rd Add, S07, T02 S, R06 E, Block A, Lot 2 - 3, Acres 1.09063, Amnd Plat C-18-D 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 – Draft Recommended 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. Confirmed. 2. Each phase of this master site plan shall be evaluated independently at the time of development. Aspects including (but not limited to) water rights or cash in lieu of water rights, required parkland, grading and drainage, payback districts, off site infrastructure improvements, affordable housing ordinance requirements, and waivers of right to protest will all be evaluated with each phase at the time of development. Confirmed. 3. A refined phase boundary, detailed construction management plan, and summary of improvements provided in each phase is required with each subsequent site plan application. Confirmed. 4. The parkland tracking table must be updated with each phase of development. Confirmed. 5. A separate Comprehensive Sign Plan application is required prior to the installation of any multi-tenant complex identification, or commercial signage for each lot. Confirmed. 6. Public transit route options and stop locations must be considered when each phase of development. HRDC or the current transit authorities must be contacted and allowed to comment with each phase. If a transit stop is identified with or adjacent to the development it must be completed prior to final plan approval of that phase. Confirmed. Section 3 – Required Code Corrections PLANNING COMMENTS: 1. Process and review – BMC 38.230.100 a. Lot aggregations and lot line rearrangements as proposed by the applicant, are supported by staff. Subdivision exemption applications can be submitted and reviewed concurrently with site plan applications for each phase. The amended plat applications must be approved and recorded prior to final approval of each site development application. This can be listed as a condition of approval. Confirmed. An additional drawing has been included to better show common lots and easements, see drawing. Please list as a condition of approval. b. Provide draft legal documentation that supports shared infrastructure, such as the stormwater facilities, shared parking, and public access easements across all lots for each phase. Provide draft property owners association documents. Draft language has been assembled by HomeBase Partners and their development group. It is still under review at this point. The applicant will upload these documents as soon as they are ready to be shared, but we expect this will be listed as a condition of approval in the meantime. c. The One 11 2.0 site plan indicated additional lots to be added to the site plan for surface parking. If the lots are added to the application provide updated documents and drawings in the master site plan to reflect the change. All documents have been updated to reflect this additional surface lot. This documentation has also been formally approved through One 11-2.0’s individual site plan application and associated RC applications. d. Design Review Board (DRB) review is required. This meeting will be scheduled once the master site plan reaches adequacy and public notice can be scheduled. Confirmed. e. Recreation and Parks Advisory Board (RPAB) review is required to accept the CIL of parkland. Please coordinate with the Parks Department. As stated above, all CIL of parkland approval will be reviewed at each building’s individual site plan application. f. Phasing: With the phasing plan list demolition applications to be submitted with each phase. For example, demolition with phase 1 is shown to facilitate phase 2 buildings. Will those demolition applications be submitted with phase 1 or be reviewed concurrently with subsequent development for phase 2? Confirmed. This level of detail has been added to the phasing plan detail included in the Design Guidelines portion of the submittal. The phasing plan shows demolition as required to coincide with proposed site development. Demolition may precede site development if building vacancy and required permitting allows. So some demolition may be concurrent with site development, or may be a separate application preceding development, as each situation allows. 2. NEW (6-24-21)Demolition of a historic structure or site – BMC 38.340.090.C. In order to evaluate the criteria in this section for subsequent development of Block A, at 15 W. Lamme, and 205 N. Tracy for Phases 2 and 3 of development, please provide the following additional information: a. The Document labeled Block A Subsequent Development_01272021 does not contain sufficient detail of the proposed Mountain View West building to apply the COA criteria of 38.340.050. Provide preliminary drawings to demonstrate compliance with subsequent development. The applicant clarified the intent of this comment, to better understand that elevations at MVW need to be included. These elevation and perspective views have been included in the Subsequent Development section along with further developed floor plans. b. This document also needs to be updated to show the current drawings for the Mountain View East building. This section has been updated to reflect the same building design as was submitted with MVE CONR application. c. As a part of the phasing plan, provide an exterior treatment strategy where 205 N. Tracy is connected to 15 W. Lamme during and post demolition for the demolition of the Mountain View Care Center in Phase 2. The applicant plans to submit a demo application as the next step following the proof of subsequent development proposing the demolition of the Mountain View Care Center and existing Deaconess Hospital concurrently, so a strategy for the wall mentioned in this comment will not be exposed and is not necessary. d. As a part of the phasing plan, provide an exterior treatment strategy where 15 W. Lamme is connected to 17 W. Lamme during and post demolition for the demolition of Bozeman Deaconess in Phase 3. A narrative to better address this proposed exterior treatment strategy has been included with the phasing plans provided in the Design Guidelines section of this application. 3. Parking – BMC 38.540.050 a. Some images in the parking and mobility plan do not display correctly and cannot be fully reviewed. The formatting has been updated to include more detail in the Summary by Building section. b. The parking by phase plan shows the 24 parking spaces in front of the tower building being counted, but the phase 3 civil design removes the vehicular access to those spaces. The civil plans have been updated for consistency. The existing access to the parking is planned to be adjusted slightly to be just to the north of the proposed mid-block crossing and will remain until Phase 4. c. Revise the Parking Summary by Land Use on page 12 of the Parking and Mobility Report as follows: i. The first 3,000 square feet reduction in B-3 is based on gross area and is applied per building. Confirm as it is known today how that reduction will be utilized per building in the table. See the Summary by Building section in the Parking and Mobility Plan for detailed information on parking reduction assumptions and calculations. ii. The Medical Arts building contains medical and dental offices. The parking calculation for those uses is based on the number of doctors/dentists and full time employees not area. A section on Medical Arts has been added to the Summary by Building section with updated parking calculations for both office and medical office use. iii. On-street reductions do not apply to commercial uses. When counting on-street reductions for residential uses provide an exhibit showing the dimensions and location of each space outside of visions triangles adjacent to the future parcel containing the use. Provide on-street space dimensions and numbering for each proposed lot/building. The Plan has been updated so that on-street parking reductions only apply to residential uses. The Civil Site Plans provided show the number and location of on-street stalls that are being used for parking reductions for residential uses in each building. Dimensioned plans showing final on-street parking will be provided with the Site Plan submittals for each building. iv. When a calculation results in a fraction of a parking space, that space may be rounded off, you do not need to round up. Keep decimals through the entire calculation and drop off at the end. Parking calculations have been updated to show fractional stalls rounded down and the reduction percentage in the table headers. v. State the code percentage of each reduction in the reduction column header. For example Residential transit availability is a 10% reduction, state that in the header. Confirmed. vi. The commercial bike parking reduction of 10% only applies if 2 additional bike parking spaces are provided for each 1 parking space removed. Provide a tracking mechanism that shows additional bike parking per phase and building with the number of showers, groups of 5 lockers, and changing rooms made available. See the updated Bike Parking section that shows required and additional bike parking to satisfy parking reductions. vii. Under each reduction header state the total number of spaces reduced with the reduction, including the fractional space, not the change in total. Provide a column for total reduced spaces next to total required and provided spaces. Adjustments are not applied sequentially. For example Block 4 retail is as follows: • 2,304 SF / 250 (1/250) = 7.68 spaces required o B-3 Reductions (40%) = -3.07 spaces o Transit Reduction (10%) = -0.76 spaces o Structured Parking (15%) = -1.15 spaces o Bike Parking (10%) = -0.76 spaces o Total reductions = -5.74 spaces • Required after reductions = 1.94 spaces or 1 space. The Summary by Building section includes a detailed breakdown of parking calculations for each building and associated land uses that is consistent with the methodology described above. d. Clarify the differences in provided bike parking between bike parking by use and bike parking by phase. There is a note above bike parking by phase that is unreadable. See the updated Bike Parking section in the Plan for parking by building and land use. e. Verification of the claimed 173 SID 565 spaces by City staff is pending. The City has verified the use of 187 SID stalls is approved via email based on the number included in the submittal. See email correspondence between Nicole Stine and Danielle Garber. 4. Landscaping – BMC 38.550.050. Design guidelines: With the landscaping design intent section, clarify which trees internal and in the ROW are intended to be preserved. Forestry does not support the use of steel planter boxes in the right of way (see below). Add details to the landscaping design intent section detailing compliant tree grates and revised public right of way landscaping. Planter detail is shown in the building frontage/streetscape approach section of the design guidelines with dimensions and annotations. 5. Overlay District Standards – BMC 38.340.050. Provide the response narrative to all applicable chapters in the design guidelines for historic preservation. The document named “Subchapter4BDesignGuidelines_1272021” is just a cover sheet. The narratives addressing these Subchapter 4B Design Guidelines are included in the Project Design, Building Design section of this application. These guidelines are also re-addressed at a scale appropriate for each individual building design on the site. Advisory Comments: 1. See attached comments from Water Conservation Technician Chelsey Trevino, ctrevino@bozeman.net. 2. Signs – BMC 38.560. The purpose of a comprehensive sign plan is to coordinate design, colors, lighting, materials, mounting, and coordination with building design. Draft condition of approval 5 requires a separate comprehensive sign plan be submitted for each individual building. This will provide diversity in sign design building to building and contribute to placemaking with a variety of sign types across the development. Confirmed. ENGINEERING COMMENTS, Karl Johnson, kajohnson@bozeman.net: 1. See Attached Memo FIRE DEPARTMENT, Scott Mueller, smueller@bozeman.net • Generally for fire, access layout is OK. Confirmed. • All buildings due to height will require fire sprinklers, fire standpipes, fire alarms, fire hydrant on appropriate street within 100 feet of FDC. Confirmed. • Also as proposed, the buildings may require emergency generators for elevators. Confirmed. FORESTRY, Alex Nordquest, anordquest@bozeman.net 1. A Public Tree Reimbursement Form will be required for existing boulevard trees. Project representatives must meet with the Forestry Division to discuss measures for tree preservation/removal. Design 5 has met with the Forestry Division and discussed the plan for street trees. A Tree Reimbursement form will be submitted with the individual site plans for the different lots in the master plan. 2. Raised steel planter beds are not acceptable for boulevard trees. 4’ x 4’ tree pits at grade, including cast iron grates and trunk collars, are standard for non-turf boulevards. Raised steel planter beds are not being proposed. The trees in non-turf boulevards are proposed to be in beds with a 6” concrete curb. The design intent of the beds has been discussed with the Forestry Division and with planners on reviewing One 11 2.0 and North Central Block 4 and have been approved. PARKS AND RECREATION, Addi Jadin, ajadin@bozeman.net 1. Reach out to Addi Jadin for any comments on the parkland proposal. The applicant has reached out to confirm tracking table and general comments included in this section. These general notes have been updated to reflect Addi’s feedback. NORTHWESTERN ENERGY COMMENTS, Tom Stewart, District Engineer, thomas.stewart@northwestern.com, 406-582-0573: 21029 North Central MSP, NWE Project Engineer Kory Graham Kory.Graham@northwestern.com • Has an application to Northwestern Energy (NWE) been submitted? Comments and information submitted here is provided without conducting an in depth engineering analysis and design. A project of this magnitude will require an in depth engineering analysis to establish a design that will be sufficient to meet the needed services. To provide an in depth engineering & construction plan the applicant will need to 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. Once an application is submitted the NWE project engineer will be in contact with the applicant. • The existing 3-phase, overhead power line in the alley, along the west side of the building 4 site is providing 2 underground services and 8 overhead services to area customers. On the civil site plan the applicant is requesting to convert the overhead three phase line to underground along the alley and a portion of West Beall Street. To achieve this request will require an in depth engineering plan to see if converting all overhead services to underground services with padmount transformers is feasible. The applicant would be responsible for all cost associated with this type of conversion. Costs would include the conversion of the three phase overhead line to underground and all overhead meters to underground meters. If this conversion proves to be too costly and the overhead utility line is left as is then, as shown on the plans, portions of the building would be constructed near the existing overhead utility line. Per NWE standards based on 2017 NESC with a design clearance adder the minimum design clearance between conductors and the buildings is as follows; Horizontal clearance to the outside conductor shall be no less than 7.5 feet to the edge of the finished building and 10.5 feet when performing construction for the construction workers. If these clearances cannot be obtained other alternatives need to be addressed to avoid any clearance issues and assure safety during construction and for future maintenance on the building. The minimum Vertical clearance from the highest point on the rooftop or wall clearance to the lowest conductor during worst case design application scenario is 17- feet. Both cases need to be reviewed and analyzed by a NWE engineer to assure the existing conductors meet or exceed the required NWE clearance requirements during worst case applications. • During the NWE utility design phase, utility extensions to the other buildings, phase 2-4, need to be taken into consideration. Phase 1 is on the west side of the development whereas phase 2 is on the east side of development requiring utility extensions to each of the buildings in phase 3 & 4 to be completed during construction. • Service & Meter Location. The electric meter & or CT cabinet will need to be installed in the same general location within 10-feet of the gas meter. NorthWestern Energy reserves the right to specify the location of our meters. All meters are to be located outdoors on the corner or in a location on the building closest to the transformer or secondary junction can serving the building unit. 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. • Gas meters. The following applies to all buildings in regards 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. • 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 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. • 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. • 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, prevent or hinder operation and maintenance of NWE utilities. • Easements will need to be created to extend electric primary to provide the needed utilities for the new development. An additional drawing has been included to show planned conformance with Northwestern Energy’s design criteria and comments. Final design conformance will be at the time of subsequent building site plan reviews. Utility easements will be granted at that time as required to support building development. 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.