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Home My WebLink About28_RC1CommentAndResponses_08102021Page 1 of 3 July 14, 2021 Mr. Nolan Sit Ms. Lindsey Von Seggern SMA Architects/SCB lindsey.vonseggern@scb.com Nolan.sit@scb.com RE: Project No. 21165; North Central Block 4 Site Plan 1st Revision Comments. Project Description: This is a site plan application for a 6 story, 99 dwelling unit mixed commercial, residential and parking building on a 0.74-acre lot with associated infrastructure. A portion of the basement parking garage would provide parking spaces for an off-site commercial building. A portion of the first floor level would provide bicycle parking for one or more off-site buildings. Project Location: 301 N. Willson Avenue. The property is legally described as Lots 1-10 and vacated ROW of Block 4 of Beall’s Third Addition, Plat C-44-A, S07, T02 S, R06 E. The Site lies within the B-3 Downtown Business District and the Neighborhood Conservation Overlay District. Dear Nolan and Lindsey: Below please find comments on the first revision of the aforementioned proposed project from the City’s Development Review Committee (DRC) Members who submitted comments from the May 19, 2021 DRC meeting. If you have questions about any of the comments noted below, please contact the reviewer directly. All code references below refer to Sections of the Bozeman Municipal Code (BMC). If you have any questions or concerns about the review or permitting process, please do not hesitate to contact Development Review Coordinator Ross Knapper at rknapper@@bozeman.net. Attachments: Parks and Recreation CIL Memo Transportation Engineering Memo on Transit Stop Sincerely, Susana Montana, Senior Planner Department of Community Development Page 2 of 3 DRC Member Comments on the 06/18/21 North Central Block 4 Site Plan FIRST REVISION SUBMITTAL Community Development Department, Development Review Division, Susana Montana, Senior Planner, smontana@bozeman.net, 406-852-2285. 1. Process. We are in receipt of the formal Subdivision Exemption lot aggregation application and are reviewing it for completeness. As you are aware, we cannot approve a site plan for the Block 4 development without an approved and recorded amended plat and an approved Master Site Plan for the North Central project. We look forward to working with you on those applications. We are also in receipt of the Commercial Certificate of Appropriateness (CCOA) application for the demolition of the parking lot on the Site. The decision on the CCOA will be made by the Director when he makes his decision on the site plan. We are in receipt of your request for Concurrent Review of the site plan and building permit applications. Such a request is made at your own risk that the concurrent site plan review does not result in the need to make substantial changes to the project, particularly of the building footprint. With that in mind, the Director will make a decision on the concurrent review request. 2. BMC 38.540.050. Parking. Please correct all Sheets, tables and narratives with the correct parking numbers as discussed below. (1) Non-Residential Parking Requirements. a. Please see the comments below from our Transportation Engineer, Taylor Lonsdale, regarding the loss of a transit stop at Willson and Lamme streets. It appears that the closest transit stop will be at the Downtown Transfer Station at Mendenhall and Black streets and I am not sure those stops have shelters which is a requirement for the reduction. Please coordinate with the Streamline transit provider to ensure that you qualify for the 10% parking space reduction for residential and commercial land uses. If you find a proper stop within the 800- linear-feet walking distance from your Site, please provide a diagram showing this distance. b. Note that the 80 parking spaces to be reserved for the AC Hotel (or any other commercial business qualifying for off-site parking), is deemed a separate land use called parking lot or garage which is included in the land use category of General Service Establishment. General Service Establishment is a Principal Permitted Use in the B-3 zone. This is true for vehicle parking or bicycle parking. Therefore, the 80 spaces should not be listed as “required” parking for the Block- 4 development with regard to 38.540.050.A.2.b. Maximum Parking. If no other business or development seeks to lease spaces in the parking garage, it would be available to the general public. (2). Residential Parking Requirement. The parking requirement for dwelling units in the B-3 zone is one space per dwelling unit. You are providing 98 spaces Page 3 of 3 for the 99 dwellings. Please explain the reason for the loss of the 99th residential parking space. Thank you. (3) BMC 38.540.060. Joint use of parking facilities allows “extra” vehicle and/or bicycle parking spaces to be used for off-site businesses and/or residential developments if they meet the qualifying criteria and conditions of this section. We are in receipt of the executed “Off-site parking space license agreement” between the Applicant and “Straightaway Bozeman Investors, LLC” (aka AC Hotel) for lease of 80 spaces. If that agreement changes or terminates, please let us know if another entity seeks to lease those spaces as they would need to qualify per the distance requirement. 3. When the plans have been revised to respond to these and other DRC comments, we will need a “clean” copy without the bubbles for the final site plan file. Thank you. Parks Department, Addi Jadin, ajadin@bozeman.net, 406-582-2908 Please see the Parks CIL attached Memo. RC 2 SUBMITTALRC 2 SUBMITTALTHE IVES (BLOCK 4) | 311 N WILLSON AVE DRC 06-18-2021 | FIRST REVISION SUBMITTAL COMMENTSDRC 06-18-2021 | FIRST REVISION SUBMITTAL COMMENTS COMMUNITY DEVELOPMENT DEPARTMENT, DEVELOPMENT REVIEW DIVISION Susana Montana smontana@bozeman.net 406- 582-2285 1. Process. response: The Ives project acknowledges our site plan cannot be approved without an approved and recorded amended plat and an approved Master Site Plan for the North Central Project #21029. The Ives project is seeking conditional approval of our site plan, upon approval of the Master Site Plan. The Ives acknowledges planning department is in receipt of our CCOA application and Concurrent Review for building permit. 2. BMC 38.540.050 Parking See sheet A.004 and the Parking Summary in the Project Narrative for updated and corrected parking numbers as discussed below. 1: Non-Residential Parking Requirements a: The Ives is not using the 10% parking space reduction for transit availability. See the Parking Summary in the Project Narrative. b: Acknowledged the 80 parking spaces for the AC Hotel (or any other commercial business qualifying for off- site parking) should not be listed as”required” parking for The Ives. See Figure 3 in the Parking Summary in the Project Narrative for correction. 2: Residential Parking Requirement The Ives meets the one space per dwelling unit requirement (99 spaces for 99 dwelling units). The Ives has 6 on street parking spaces thereby reducing the required spaces to 93, and The Ives is providing one car share spot which further reduces the required spaces to 89. The Ives is providing 92 parking spaces for resident, thereby meeting and exceeding the requirement. See the Parking Summary in the Project Narrative. 3: BMC 38.540.060 Joint Use of Parking Facilities The Ives acknowledges that planning is in recipt of the executed “Off-Site parking space license agreement” and agrees to inform planning if that agreement changes or terminates. 3. .The Ives acknowledges that once our Site Plan has adequately responded to all DRC comments we will provide a “clean” copy of the drawings and documents without the bubbles for the final site plan file. PARKS DEPARTMENT, Addi Jadin ajadin@bozeman.net 406-582-2908 The Ives Received Director’s approval on June 15th, 2021, see document #16 Parkland Assessment. Applicant acknowledges that payment must be submitted prior to Site Plan approval. RC 1 RESPONSES THE IVES#21165 MEMORANDUM ------------------------------------------------------------------------------------------------------------ TO: Susana Montana, Planner III FROM: Karl Johnson, Engineer I RE: APPLICATION NO 21004 ‐ North Central Block 4 Site Plan Review R01 DATE: July 19, 2021 ----------------------------------------------------------------------------------------------------------- ENGINEERING COMMENTS: Easements 1. BMC 38.410.060 Easements ‐ Front setback utility easements must be ten feet wide, and must always be provided unless written confirmation is submitted to the community development department from all utility companies providing service indicating that front setback easements are not needed. The applicant is working on obtaining written confirmation from the utility service providers that the proposed easements are adequate and additional easements are not required. Water Rights 1. BMC 38.410.130 (A) (1) Water rights ‐ CILWR must be paid prior to respective site plan approvals. The applicant has been in contact with Griffin Nielsen regarding CILWR fees and understands this condition. Refer to Water Rights Verification correspondence in the uploaded Documents. Transportation 1. DSSP Section XII Lighting Design Criteria – Four street lights are shown at the intersection of Wilson and Beall. Figure 6: Non Signalized Small Intersections of this section allows for only two luminaires. The Ives (Block 4) project is adhering to the design standards laid out in the North Central Master Site Plan (#21029). Approval of that Master Site Plan will result in approval of this lighting strategy. The proposed street lighting at North Central deviates slightly from the City’s lighting design standards. In general, more lights are proposed than the minimum required by the City’s standards. The increased number of lights allows a reduced pole height and lower wattage for each light fixture, resulting in a more uniform lighting of streets and intersections, with less glare on the street and adjacent properties. A formal deviation request will be provided with the lighting infrastructure submittal detailing proposed deviations and resulting superiority and/or conformance with City standards. If this deviation is not approved by the City during infrastructure review, the design will be modified to meet the City standards. In this comment’s case, if the more uniform lighting provided by the additional luminaires is not approved, the lights on the Beall Street legs of the intersection will be removed, leaving only the two lights on Willson Avenue. ENGINEERING ADVISORY COMMENTS: Water and Wastewater 1. The applicant may be required to televise the sewer main pipe to verify the condition prior to connection. Acknowledged. A similar sewer service was recently installed on this sewer main to serve the One 11 building and nothing unusual was encountered. This connection can be discussed in more detail at the pre‐construction meeting for this project. Lighting 1. DSSP Plans and Specification Review Policy – Plans, specifications, and submittals for public infrastructure improvements (street lighting) must be submitted to the City Engineering Department (engsubmittals@bozeman.net) for infrastructure review. Acknowledged. Infrastructure submittal documents will be submitted to the City Engineering Department providing the required information for review. At the time of this submittal a formal deviation request will be included detailing proposed deviations and resulting superiority and/or conformance with City standards. If this deviation is not approved by the City during infrastructure review, the design will be modified to meet the City standards. 2. BMC 38.400.070 ‐ Street Lighting: The required public street light(s) must be included in a Special Improvement Lighting District (SILD), in accordance with the City of Bozeman Lighting and Electrical Specifications, prior to occupancy. Acknowledged. The applicant will form a SILD for the North Central project prior to occupancy of The Ives (Block 4). 3. DSSP Section XIII – The applicant is proposing a light fixture manufacturer and model that is not approved. The proposal of an alternative light fixture will be one on the deviations proposed during the infrastructure submittal. If this deviation is not approved the fixture will be changed to one that meets the City’s approval. 4. DSSP Section VII – The proposed pull box detail does not meet this standard. This detail was modified to conform to City standards and clouded with the RC ‐1 submittal. Based on conversations it appears that this modification was not seen or reviewed. Any future corrections can be made with the lighting infrastructure submittal review. 5. DSSP Section XVII ‐ The proposed light pole base does not meet this standard. This detail was modified to conform to City standards and clouded with the RC ‐1 submittal. Based on conversations it appears that this modification was not seen or reviewed. Any future corrections can be made with the lighting infrastructure submittal review. 6. DSSP Section XVI ‐ The proposed light pole height does not meet this standard. The proposal of an alternative pole height will be one on the deviations requested during the infrastructure submittal, along with additional number of light poles. This deviation will allow a lower wattage for each light fixture, resulting in a more uniform lighting of streets and intersections, with less glare on the street and adjacent properties. If this deviation is not approved, the pole height will be changed to meet City Standards, and shielding may be required to protect adjacent properties from potential glare due to the increased pole height. 7. DSSP Section X ‐ The proposed grounding method does not meet this standard. This detail was modified to conform to City standards and clouded with the RC ‐1 submittal. Based on conversations it appears that this modification was not seen or reviewed. Any future corrections can be made with the lighting infrastructure submittal review. 8. DSSP Section XII ‐ The proposed light color temperature (3,000K) does not meet this standard. This detail was modified to conform to City standards and clouded with the RC ‐1 submittal. Based on conversations it appears that this modification was not seen or reviewed. Any future corrections can be made with the lighting infrastructure submittal review.