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HomeMy WebLinkAboutEMAIL Revised Drawings 10-22-211 Danielle Garber From:Joshua Allen <Joshua@cpbuild.us> Sent:Tuesday, November 2, 2021 1:57 PM To:Danielle Garber; carl sanders Cc:Diane Tolhurst; mcotterman@caddiseng.com; Greg Allen Subject:RE: 21290 Gran Cielo Multi-Family Condos WEST SP Revision #1 - DRC Comments Attachments:C1.0CoverSheet_102221.pdf; C2.0GeneralCivilUtilityPlan_102221.pdf; C3.0Grading&DrainagePlan_102221.pdf; C4.0Site Plan_102221.pdf; PM1PhotometricLightingPlan&Details_102221.pdf Follow Up Flag:Follow up Flag Status:Flagged CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. Danielle, See attached updated civil drawings that were included to address the setback issue. When we reviewed the drawings, we discovered that only the two buildings on Graf on the east lot had patios that would hang into the setback. That was resolved by pushing the buildings back the required distance to create a 6’ distance from front of building to the setback line (the depth of the patio, per already submitted architectural drawings). So, the architectural drawings have not changed, and the setback issue is resolved in these drawings that are attached. 2 Thank you, Joshua Allen Project Manager Bozeman, Montana Phone: 406.599.8417 Email: joshua@cpbuild.us Website: www.cpbuild.us From: Danielle Garber <DGarber@BOZEMAN.NET> Sent: Tuesday, November 2, 2021 1:45 PM To: carl sanders <carl@videredev.com> Cc: Joshua Allen <Joshua@cpbuild.us>; Diane Tolhurst <dtolhurst@BOZEMAN.NET>; mcotterman@caddiseng.com; Greg Allen <Greg@cadiuspartners.com> Subject: RE: 21290 Gran Cielo Multi-Family Condos WEST SP Revision #1 - DRC Comments Carl, 3 Comments are attached for the East and West Site Plans. There are 2 remaining planning corrections and 2 recommended conditions of approval. Correction 1 can be taken care of with the landscaping plans, correction 2 is regarding the upper level patios encroaching into the front setback. I believe they recessed the upper level patios to take of the encroachment, but I need an updated floor plans and update site plans showing where it overhangs. Please let me know if you have any further questions. I will be available until 4pm if you would like to call. Thank you, Danielle Garber | Associate Planner, Community Development City of Bozeman | 20 East Olive St. | P.O. Box 1230 | Bozeman, MT 59771 P: 406.582.2272 | E: dgarber@bozeman.net | W: www.bozeman.net From: carl sanders < carl@videredev.com > Sent: Tuesday, November 2, 2021 12:25 PM To: Danielle Garber < DGarber@BOZEMAN.NET > Cc: Joshua Allen < Joshua@cpbuild.us >; Diane Tolhurst < dtolhurst@BOZEMAN.NET >; mcotterman@caddiseng.com ; Greg Allen < Greg@cadiuspartners.com >; Martin Matsen < MMatsen@BOZEMAN.NET > Subject: Re: 21290 Gran Cielo Multi-Family Condos WEST SP Revision #1 - DRC Comments CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. Diane or Danielle, Thanks for the quick response Danielle. Can you call me this afternoon and let me know exactly which sheets you want? I think we sent over everything that needed to be updated so I don’t know what you are looking for at this point. Sorry for not understanding on my part. Carl On Nov 2, 2021, at 10:47 AM, Danielle Garber < DGarber@bozeman.net > wrote: Hi Carl, We typically don’t review by email. A revisions submittal through the front desk helps us keep a schedule and loop in other departments if necessary. However, since it looks like engineering comments have already been addressed I think we can switch out the last few sheets by email. Please group together the new landscaping plans, and the floor and setback plans to address comments #1 and #2 from the 10/6 DRC memo, and send them to Diane so they can get placed in the file for Director and public review when we go to public notice. Once they are in there I can check to see if these comments have been fully addressed, provide you an adequacy memo, and get public notice scheduled. At that time you will be able to apply for concurrent review to submit your building permits. Please feel free to reach out with any questions. Thank you, 4 Danielle Garber | Associate Planner, Community Development City of Bozeman | 20 East Olive St. | P.O. Box 1230 | Bozeman, MT 59771 P: 406.582.2272 | E: dgarber@bozeman.net | W: www.bozeman.net From: carl sanders < carl@videredev.com > Sent: Tuesday, November 2, 2021 11:24 AM To: Danielle Garber < DGarber@BOZEMAN.NET > Cc: Joshua Allen < Joshua@cpbuild.us >; Diane Tolhurst < dtolhurst@BOZEMAN.NET >; mcotterman@caddiseng.com ; Greg Allen < Greg@cadiuspartners.com >; Martin Matsen <MMatsen@BOZEMAN.NET > Subject: Re: 21290 Gran Cielo Multi-Family Condos WEST SP Revision #1 - DRC Comments CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. What else do you need to be submitted? I though I emailed everything? On Nov 2, 2021, at 10:20 AM, Danielle Garber < DGarber@bozeman.net > wrote: Hi Carl, Sorry I missed your call. Landscaping looks good. Just need a revisions submittal of all the changes for the file and we can move to next steps. Thank you, Danielle Garber | Associate Planner, Community Development City of Bozeman | 20 East Olive St. | P.O. Box 1230 | Bozeman, MT 59771 P: 406.582.2272 | E: dgarber@bozeman.net | W: www.bozeman.net From: carl sanders < carl@videredev.com > Sent: Wednesday, October 27, 2021 1:24 PM To: Danielle Garber < DGarber@BOZEMAN.NET > Cc: Joshua Allen < Joshua@cpbuild.us >; Diane Tolhurst < dtolhurst@BOZEMAN.NET >; mcotterman@caddiseng.com ; Greg Allen < Greg@cadiuspartners.com >; Martin Matsen <MMatsen@BOZEMAN.NET > Subject: Re: 21290 Gran Cielo Multi-Family Condos WEST SP Revision #1 - DRC Comments CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. Hi All, Attached are the updated drawings to address the final comment. I believe we have now addressed all of the comments. Can you confirm this? These drawings are for both of the site plan reviews, if you need me to send separate emails or something so they get routed correctly, please let me know. 5 We are trying very hard to get these units into production as quickly as possible, especially the units at the corner of 27th and Graf which will really help provide better access to the park by providing pedestrian connectivity. Is it possible to submit for concurrent building permit review of those units and have all departments review the building permit applications while we wait for the final approval of the site plan? That way we would have the ability to pull building permits as close to the site plan approval date as possible? We are already very much behind schedule on these units and appreciate any assistance the City can provide us in bringing them to completion. Thank you for all of your help thus far. Carl On Oct 22, 2021, at 11:20 AM, Danielle Garber <DGarber@BOZEMAN.NET > wrote: Hi Josh, That looks like it would work. Building in more flexibility to this section was a thread of discussion at our meeting this morning and I appreciate the feedback. Thank you, Danielle Garber | Associate Planner, Community Development City of Bozeman | 20 East Olive St. | P.O. Box 1230 | Bozeman, MT 59771 P: 406.582.2272 | E: dgarber@bozeman.net | W: www.bozeman.net From: Joshua Allen < Joshua@cpbuild.us > Sent: Friday, October 22, 2021 11:59 AM To: Danielle Garber < DGarber@BOZEMAN.NET >; carl sanders <carl@videredev.com > Cc: Diane Tolhurst <dtolhurst@BOZEMAN.NET >; mcotterman@caddiseng.com ; Greg Allen <Greg@cadiuspartners.com >; Martin Matsen <MMatsen@BOZEMAN.NET > Subject: RE: 21290 Gran Cielo Multi-Family Condos WEST SP Revision #1 - DRC Comments CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. Danielle, 6 It appears that the drawings Matt sent yesterday did not fully incorporate the changes we discussed internally, but the plan is to shift the buildings back so that the upper patios are all out of the setback. I believe the only ones that currently have this issue are 2723 and 2715 Graf. The other ones all seem to be right on the line already. That will resolve the patio issue. In regard to the open space. Our consultants understanding was that if the patios where a minimum of 6’ deep they could qualify as open space and not require any fencing or hedge. However, it appears that the code now has a minimum of 12’ x 12’ for townhouse rowhouse, so I guess we are going to need a fence/hedge regardless. I want to make sure we get this right on the resubmittal, so is what I’m showing below representative of a solution that works: <image007.jpg> I appreciate your willingness to allow a hedge as an option. However, I do want to reiterate that it doesn’t really make any sense in this context. This duplex on 31 st will be the only duplex on a subdivision street of 50 houses that has a front yard hedge. I appreciate that variety is important in urban settings, but this is a neighborhood. I understand you don’t have any more flexibility afforded to you, and that’s fine, we’ll make it work. But I think this highlights why the site plan review process is really not designed to handle these kinds of projects. It is designed for large apartment projects and urban infill projects. It really doesn’t lead to common sense solutions for small projects like this. The city desperately needs a middle ground review process between sketch plan and site plan review that allows a little more flexibility and common sense. Thank you again for your help. We do appreciate it and please understand our frustration is with the code and not with you. Thank you, Joshua Allen Project Manager <image008.png> Bozeman, Montana Phone: 406.599.8417 Email: joshua@cpbuild.us Website: www.cpbuild.us From: Danielle Garber < DGarber@BOZEMAN.NET > Sent: Friday, October 22, 2021 11:02 AM To: Joshua Allen < Joshua@cpbuild.us >; carl sanders <carl@videredev.com > Cc: Diane Tolhurst <dtolhurst@BOZEMAN.NET >; mcotterman@caddiseng.com ; Greg Allen <Greg@cadiuspartners.com >; Martin Matsen 7 <MMatsen@BOZEMAN.NET > Subject: RE: 21290 Gran Cielo Multi-Family Condos WEST SP Revision #1 - DRC Comments Hi Josh, Regarding porch/patio encroachments #4 below was added to allow covered ground level entry porches to encroach into the front setback. This has been reiterated by senior staff since the paragraph was added to the code. It was never intended for upper level patios. The upper level patios, appear to encroach around 2-feet into the front setback and need to be moved out of the setback, and the site plan and landscape plans need to be updated (see below snips from your drawings). <image009.jpg><image010.jpg> Regarding the open space fencing, there are no departures from the TH/RH open space section shown below. The open space must be adjacent to and accessible from each dwelling unit. Must be a minimum of 12-feet on all sides and must be fenced if in the front setback. Senior staff suggested an alternative to a fence. The code below does reference the fencing standards of Section 38.350.060 which is for fences walls and hedges. A bit of separation is required, but not necessarily a 4-foot fence, you could do a 30-inch fence or hedge. For some of the units this is the south facing portion of the lot and will be utilized by residents. I would add that variety doesn’t necessarily mean “ugly” as stated below, theme and variation is a core urban planning principal. <image011.png> Thank you, Danielle Garber | Associate Planner, Community Development City of Bozeman | 20 East Olive St. | P.O. Box 1230 | Bozeman, MT 59771 P: 406.582.2272 | E: dgarber@bozeman.net | W: www.bozeman.net From: Joshua Allen < Joshua@cpbuild.us > Sent: Thursday, October 7, 2021 10:42 AM To: Danielle Garber < DGarber@BOZEMAN.NET >; carl sanders <carl@videredev.com > Cc: Diane Tolhurst <dtolhurst@BOZEMAN.NET >; mcotterman@caddiseng.com ; Greg Allen <Greg@cadiuspartners.com >; Martin Matsen <MMatsen@BOZEMAN.NET > Subject: RE: 21290 Gran Cielo Multi-Family Condos WEST SP Revision #1 - DRC Comments CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. Danielle, 8 On the fenced front patios, I understand that is technically what the code requires for open space, but it will, without a doubt and without much debate, lead to an uglier streetscape. This project consists of the entirety of Graf Street in Gran Cielo. Ten buildings that are of this similar design and were all on single lots approved via sketch plan review, all utilizing front-yard open space, and none of them with fences. These units will end up sticking out like a sore thumb, with no continuity to the existing street scape. In regard to the upper-level front porches. There appears to be two code subsections that address this. One talks about not extending above the ground floor level, the other does not. Also, how are you defining ground-floor level? The structure tapers back to the easement line as it extends past the upper-level patio, which is also acting as an entry roof. 3. Terraces and patios, uncovered decks and stoops or similar features, provided that such features do not extend above the height of the ground floor level of the principal structure nor more than five feet into any required front or rear setback or two feet into any required side setback; 4. Porches and entries on residential structures, except multi- household developments featuring more than four attached dwelling units, may project up to five feet into the front setback area except where front setback utility easements prevent such projects; How are you differentiating what is defined as a “terrace or patio” in subsection three below, versus what is defined as a “porch or entry” in subsection four? Do we just need to remove the door out to the upper- level patio and call that space an entry roof? I understand that you are bound by the code, but it’s very unfortunate when the code doesn’t produce a result that passes the test of common sense. <image012.jpg> Thank you, Joshua Allen Project Manager <image008.png> Bozeman, Montana Phone: 406.599.8417 Email: joshua@cpbuild.us Website: www.cpbuild.us From: Danielle Garber < DGarber@BOZEMAN.NET > Sent: Wednesday, October 6, 2021 4:53 PM To: carl sanders < carl@videredev.com >; Joshua Allen 9 <Joshua@cpbuild.us > Cc: Diane Tolhurst <dtolhurst@BOZEMAN.NET >; mcotterman@caddiseng.com ; Greg Allen <Greg@cadiuspartners.com >; Martin Matsen <MMatsen@BOZEMAN.NET > Subject: RE: 21290 Gran Cielo Multi-Family Condos WEST SP Revision #1 - DRC Comments Hi Carl, Josh and Greg, The comments are regarding setbacks and open space design requirements for TH/RH structures. I am asking you to make the site plan drawings and the landscaping plan drawings match what you are showing in the floor plans. The ground level patios extending 6-feet from the front façade, as currently drawn on the floor plans, will encroach into previously planned landscaping beds shown on the site and landscaping plans. Additionally, this patio open space is fine, and can encroach into the front setback provided a 4-foot fence is provided for privacy of the user as required by code. The other comment is regarding upper level patios encroaching into the front setback, it is detailed in the memos. Yes, you are correct, Parks does not need any further information and there is a parkland credit that applies to these lots so no further action is needed for parkland. The remaining condition of approval is listed at the top of both memos regarding CILWR, I will remove the Parks condition for final review. If we can get the above items fixed for the files, we can move to public notice and staff report preparation. Thank you, Danielle Garber | Associate Planner, Community Development City of Bozeman | 20 East Olive St. | P.O. Box 1230 | Bozeman, MT 59771 P: 406.582.2272 | E: dgarber@bozeman.net | W: www.bozeman.net From: carl sanders < carl@videredev.com > Sent: Wednesday, October 6, 2021 2:26 PM To: Joshua Allen < Joshua@cpbuild.us > Cc: Diane Tolhurst <dtolhurst@BOZEMAN.NET >; mcotterman@caddiseng.com ; Greg Allen <Greg@cadiuspartners.com >; Danielle Garber <DGarber@BOZEMAN.NET > Subject: Re: 21290 Gran Cielo Multi-Family Condos WEST SP Revision #1 - DRC Comments 10 CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. Looked like something about setbacks too. I believe we cleared up the parks comment today with Matthew. On Oct 6, 2021, at 1:05 PM, Joshua Allen <Joshua@cpbuild.us > wrote: Diane, Am I reading this correctly that the only item remaining is the open space/patios, and then the CILWR payment and updated parkland table? Thank you, Joshua Allen Project Manager <image001.png> Bozeman, Montana Phone: 406.599.8417 Email: joshua@cpbuild.us Website: www.cpbuild.us From: Diane Tolhurst <dtolhurst@BOZEMAN.NET > Sent: Wednesday, October 6, 2021 1:08 PM To: carl sanders < carl@videredev.com >; Joshua Allen <Joshua@cpbuild.us >; mcotterman@caddiseng.com ; Greg Allen < Greg@cadiuspartners.com > Cc: Danielle Garber < DGarber@BOZEMAN.NET > Subject: 21290 Gran Cielo Multi-Family Condos WEST SP Revision #1 - DRC Comments <image002.jpg> October 6, 2021 Caddis Engineering & Land Surveying, P.C. 226 Timberline Dr. Bozeman, MT 59718 RE: 21290 Gran Cielo Multi-family Condos WEST SP – Revision #1 Dear Applicant, The Department of Community Development deemed your application for Gran Cielo Multi-family Condos WEST SP Revision #1 (#21290) acceptable for initial 11 review on September 22, 2021. Community Development Staff has reviewed the application in accordance with the submittal checklists and Article 38.220 of the Unified Development Code and at this time the application includes elements that are inadequate for continued review. Therefore, the application has been deemed inadequate for further review. City staff have identified items that require correction and/or additional information and can be found in the document attached in this email. Corrections and revisions are required for the application to be adequate for continued review. Please submit these revisions to the Planning Department digitally, accompanied by a Revision and Corrections (RC) form . The digital copy must include all application documents, not only the updated documents. To submit revisions, please contact our Community Development Technicians at planningtech@bozeman.net . They will provide you with a cloud link to resubmit your revised application packet. Once a revised application is received City staff will again review the application for adequacy. They will determine whether the application is adequate to proceed in the development review process. If you have any questions in regards to this review, please contact both your Planner and Development Review Coordinator. Development Review Coordinator Diane Tolhurst dtolhurst@bozeman.net 406-285-2938 Planner Danielle Garber dgarber@bozeman.net 406-582-2272 Diane Tolhurst | Development Review Coordinator, Community Development City of Bozeman | 20 East Olive St. | P.O. Box 1230 | Bozeman, MT 59771 P: 406.582.2938 | C: 406.451.6248 | E: dtolhurst@bozeman.net | W: www.bozeman.net City of Bozeman emails are subject to the Right to Know provisions of Montana’s Constitution (Art. II, Sect. 9) and may be considered a “public record” pursuant to Title 2, Chpt. 6, Montana Code Annotated. As such, 12 this email, its sender and receiver, and the contents may be available for public disclosure and will be retained pursuant to the City’s record retention policies. Emails that contain confidential information such as information related to individual privacy may be protected from disclosure under law. City of Bozeman emails are subject to the Right to Know provisions of Montana’s Constitution (Art. II, Sect. 9) and may be considered a “public record” pursuant to Title 2, Chpt. 6, Montana Code Annotated. As such, this email, its sender and receiver, and the contents may be available for public disclosure and will be retained pursuant to the City’s record retention policies. Emails that contain confidential information such as information related to individual privacy may be protected from disclosure under law. City of Bozeman emails are subject to the Right to Know provisions of Montana’s Constitution (Art. II, Sect. 9) and may be considered a “public record” pursuant to Title 2, Chpt. 6, Montana Code Annotated. As such, this email, its sender and receiver, and the contents may be available for public disclosure and will be retained pursuant to the City’s record retention policies. Emails that contain confidential information such as information related to individual privacy may be protected from disclosure under law. City of Bozeman emails are subject to the Right to Know provisions of Montana’s Constitution (Art. II, Sect. 9) and may be considered a “public record” pursuant to Title 2, Chpt. 6, Montana Code Annotated. As such, this email, its sender and receiver, and the contents may be available for public disclosure and will be retained pursuant to the City’s record retention policies. Emails that contain confidential information such as information related to individual privacy may be protected from disclosure under law. City of Bozeman emails are subject to the Right to Know provisions of Montana’s Constitution (Art. II, Sect. 9) and may be considered a “public record” pursuant to Title 2, Chpt. 6, Montana Code Annotated. As such, this email, its sender and receiver, and the contents may be available for public disclosure and will be retained pursuant to the City’s record retention policies. Emails that contain confidential information such as information related to individual privacy may be protected from disclosure under law. <01 21290 DRC Memo.pdf> City of Bozeman emails are subject to the Right to Know provisions of Montana’s Constitution (Art. II, Sect. 9) and may be considered a “public record” pursuant to Title 2, Chpt. 6, Montana Code Annotated. As such, this email, its sender and receiver, and the contents may be available for public disclosure and will be retained pursuant to the City’s record retention policies. Emails that contain confidential information such as information related to individual privacy may be protected from disclosure under law.