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HomeMy WebLinkAboutVillage Downtown Lot 5 Narrative 04-16-2021 PALISADE AT 130 VILLAGE CROSSING WAY MODIFICATION NARRATIVE RC#1 (21-076) Palisade at 130 Village Crossing Way MOD Application – RC#1 (21-073) April 2021 Page 2 of 17 Table of Contents Updated documents in blue. NARRATIVE I. MOD Application Information II. Response to Plan Modification/Amendment Checklist III. Deviation Criteria IV. Response to City Comments APPENDICES Appendix A: Vicinity Map Appendix B: Zoning Map Appendix C: Previously Approved Plans Appendix D: Stormwater Design Report Appendix E: Sanitary Sewer Appendix F: Water & Mechanical Details Appendix G: Village Boulevard Subdivision Final Plat Appendix H: Wetlands Report Appendix I: Draft Waiver of SID Appendix J: CILWR Calculations PLANS: ARCHITECTURE COVER SHEET A0.00 PROJECT MATRIX AND PERSPECTIVES A0.01 PERSPECTIVES A0.10 ARCH SITE PLAN A2.00 LEVEL 0 GARAGE PLAN A2.01 ENLARGED PLANS AND DETAILS A2.02 LEVEL 1 FLOOR PLAN A2.03 LEVEL 2 FLOOR PLAN A2.04 LEVEL 3 FLOOR PLAN Palisade at 130 Village Crossing Way MOD Application – RC#1 (21-073) April 2021 Page 3 of 17 A3.00 EXTERIOR ELEVATIONS A3.01 EXTERIOR ELEVATIONS A4.00 MATERIALS / PRODUCT DATA CIVIL C1.0 COVER SHEET C2.0 CIVL SITE PLAN C3.0 CIVIL UTILITY PLAN C4.0 SITE GRADING & DRAINAGE PLAN C5.0 CIVIL DETAILS C5.1 CIVIL DETAILS C5.2 CIVIL DETAILS EXISTING CONDITIONS SURVEY ELECTRICAL ES1.0 GARAGE SITE PLAN ES1.1 MAIN LEVEL SITE PLAN ES1.2 PHOTOMETRIC SITE PLAN ES1.3 ELEVATION PHOTOMETRICS ES1.4 LIGHTING CUT SHEETS ES1.5 LIGHTING CUT SHEET LANDSCAPE L 000 SITE PLAN L 003 OVERALL LANDSCAPE PLAN L 200 NOTES AND SCHEDULES L 300 ROOF DECK HARDSCAPE PLAN L 301 LANDSCAPE PLAN ENLARGEMENT L 302 LANDSCAPE PLAN ENLARGEMENT L 500 LANDSCAPE DETAILS L 501 LANDSCAPE DETAILS L 502 IRRIGATION PLAN L 700 IRRIGATION DETAILS L 701 IRRIGATION DETAILS Palisade at 130 Village Crossing Way MOD Application – RC#1 (21-073) April 2021 Page 4 of 17 Palisade at 130 Village Crossing Way MOD Application – RC#1 (21-073) April 2021 Page 5 of 17 View of Project Site facing Northwest 1. MOD Application Information – RC#1 This RC is submitted in response to City Comments provided for File #21-073. The narrative below remains largely unchanged from the Modification submittal; however, the applicant has responded to these comments within the pages that follow. APPLICANT Northeast Bozeman Venture, LLC 503 South Willson Avenue Bozeman, MT 59715 p. 949-842-4499 Palisade at 130 Village Crossing Way MOD Application – RC#1 (21-073) April 2021 Page 6 of 17 PROJECT CONSULTANTS: ARCHITECT SMA Architects 109 E. Oak Street, Suite 2E Bozeman, MT 59715 ENGINEER C&H Engineering and Surveying, Inc. 1091 Stoneridge Drive Bozeman, MT 59718 PLANNING Intrinsik Architecture, Inc. 111 N. Tracy Avenue, Bozeman, MT 59715 p. 406.582.8988 LANDSCAPE ARCHITECT Design 5 37 E. Main Street Bozeman, MT 59715 p: 406.587.4873 Palisade at 130 Village Crossing Way MOD Application – RC#1 (21-073) April 2021 Page 7 of 17 2. Response to Plan Modification/Amendment Checklist 1. Plan Modification/Amendment Checklist: Project narrative providing a thorough description of what is being proposed including a list of all alterations/changes proposed to the plan. The applicant is proposing to modify the approved Site Plan application for this site through this application (See Response #2 for additional project history). The Applicant is proposing to construct a four-story, 92-unit residential condominium apartment building (unit breakdown on Sheet A0.00) on Lot 5 within the Village Downtown Subdivision and Planned Unit Development. The Architectural Plans portray the applicant’s vision for a building suited for the neighborhood, and designed with thoughtfulness of the residents who will call it home. This includes proposing a shorter building than is currently approved with a smaller footprint, less impervious surface, additional onsite amenities, and no intrusion into watercourse setbacks or wetlands. As the project represents a new layout and design from the site plan approved with the PUD in 2005, this project represents an improved site development vision from that approved plan, and therefore the list of all changes includes all components of the previously approved project design. The narrative below outlines the vision for this development as well as provides context on previous approvals. The previously approved plans have been included as Appendix C for reference. Lot 5 lies within the Broadway Boulevard Minor Subdivision No. 344 created in 2004 (Appendix G), and the property is addressed as 130 Village Crossing Way. The parcel lies within S07, T02 S, R06 E, P.M.M., Gallatin County, Montana. The project site is 3.408 acres in size and is currently undeveloped. Lot 5 is zoned R-4 (Medium-density Residential), and lies within the Urban Neighborhood Growth Policy/Future Land Use Map (FLUM) designation area. This intent of this infill project is to develop Lot 5 by modifying the approved Site Plan to conform to expectations established by the previously authorized Site Plan Extension (05- 101) and Modification (20-172) applications (additional details below). Deliberate attention has gone into the site design to allow for all site development work to avoid sensitive areas, wetlands, and watercourse setbacks located on or adjacent to the project site (see also Appendix H). The proposed residential condominium apartment building is the same use as what was previously approved in 2005. Furthermore, the changes proposed for the site Palisade at 130 Village Crossing Way MOD Application – RC#1 (21-073) April 2021 Page 8 of 17 decrease the lot coverage by impervious surfaces by approximately five percent (5%). The City approval in Summer 2020 of the Minor PUD Modification (20-172) increased total number of units approved for the site by less than five percent (5%); however, the parking requirements for the project and the traffic impacts have not changed from the original PUD approval (i.e. 122 parking spaces are proposed with this project). The Site remains undeveloped and the development is not proposing to continue any unsafe or hazardous conditions through the development of this project. While the UDC has undergone several updates since the initial Site Plan approval, the project is prepared the meet the current standards save for those related to the transparency requirements for northern aspect of the underground parking structure, standards that were not established at the time of the original Site Plan approval. This expectation was discussed during the Concept Plan submittal and the City was amenable to this project not being subject to that standard. 2. Project file number associate with plan to be modified. File #05-101. Additional details on the previous approvals and conditions of these approvals was included in the Concept application (File #20-393). Please reference that submittal for complete details on the history of this project. Project history of relevance has been included herein. In 2005, the following relaxations were approved for the Village Lofts PUD (current UDC Section numbers shown in brackets) and remain impactful on the current proposal: 1. Section 18.16.050, Yards [now Sec. 38.320.030.C] to encroach three (3) feet into the 5- foot side yard setback along the northern property line (adjacent to the railroad right- of-way); 2. File No. 20-172 additions are underlined] Section 18.16.060, Building Height [now Sec. 38.320.030.C] to increase the maximum building height in the underlying R-4 zoning district for a building with a roof pitch of less than 3:12, from 34 feet to 75-feet for the undeveloped areas of Lot 5; and for other lands within the R-4 zone of the PUD; 3. Section 18.42.170.A, Trash and Garbage Enclosures [now 38.520.070.] are allowed to be located in the required front yard; 4. Section 18.44.060.D, Level of Service Standards [now 38.400.060.B.4] to allow the East Main Street and North Broadway Avenue intersection to operate at a level of service less than “D”; 5. Section 18.44.090.C.2.b, Drive Access Requirements [now 38.400.090] to increase the maximum commercial drive access width from 35-feet to 46.5-feet; and Palisade at 130 Village Crossing Way MOD Application – RC#1 (21-073) April 2021 Page 9 of 17 6. Section 18.46.040, Number of Parking Spaces Required [now 38.540.050] to decrease the minimum number of required off-street parking spaces from 164 per lot to 122 per lot, a 26% reduction. The Final Site Plan for Lot 5 has also received extensions as follows (additional details on the 2020 Extension are included below): • 2007 - Two (2) administrative extensions, issued by the Planning Director, granted for six (6)months each. • June, 2008 - City Commission approval of an additional two (2) year extension, expiration May 3, 2010 (File No. Z-04265). • March 22, 2010 - City Commission approval of a five (5) year extension, expiration May 3, 2015 (File No. Z-04265A). • February 9, 2015 - City Commission approval of a five (5) year extension, expiration May 3, 2020 (File No. Z-14390). • March 4, 2020 - Administrative extension issued by the Planning Director, expiration May 3, 2021 (File No. 05-101) 2020 Site Plan Extension (File No. 05-101) A one-year extension was administratively granted by City of Bozeman Staff on March 4, 2020. As was discussed in that approval, the current application is being submitted with a Concurrent Extension request to allow for two-year window for Building Permit approval. This Modification is in conformance with the current UDC requirements for weather protection (Sec. 38.510.030.C), façade modulation (Sec. 38.530.040.E), bike parking (Sec. 38.540.050.A.5), and blank building end walls (Sec. 38.530.070). Additional changes to the UDC since the original approval were addressed in the Conceptual application (File #20-393) and City Staff did raise additional concerns during that review. 2020 PUD Modification (File No. 05-101) The City of Bozeman Staff approved a minor amendment to the Planned Unit Development on August 24, 2020. This approval, as related to this project, authorized the 92 total units as is proposed through this Modification application. No additional changes to the approved plans for Lot 5 were approved with this 2020 submittal, and the conditions of that approval have been met. No further requirements associated with that approval were identified by City staff during the Concept review. 3. Site plan of existing conditions with north arrow, property dimensions, setbacks, existing easements, access points, vehicular and pedestrian circulation, buildings, natural features and topography. The existing conditions plan has been included as Civil Site Survey plan. Palisade at 130 Village Crossing Way MOD Application – RC#1 (21-073) April 2021 Page 10 of 17 4. Site plan of proposed changes with north arrow, property dimensions, location of buildings, parking, driveways/access points, landscaping, setbacks, easement locations, vehicular and pedestrian circulation, natural features and topography. Proposed changes noted on Civil Site Plan Sheet C1.0-C5.2 and the Architectural Site Plan A0.10. 5. Front, rear and side elevations of all buildings, structures, fences and walls with height dimensions and roof pitches if new construction or changes to elevations are proposed. Show existing and proposed changes. The previously approved elevations have been included as Appendix C, while the proposed elevations are noted on sheets A3.00 and A3.01. Levels and roof pitch are also noted in these sheets. 6. Building elevations shall include proposed exterior building materials, windows and doors including a color and building material palette for all proposed features keyed to the building elevations if material changes are proposed. The proposed exterior building materials and façade treatments are detailed on Architecture Plan Sheets A3.00 and A3.01. All proposed materials, window manufacturer, sliding door, and lighting cutout sheets are shown on A4.00. 7. For minor changes, include pictures, specifications and other information that will clearly express the proposed changes or alterations to the approved plan. This item is not applicable to this project. 8. Cutsheets for proposed windows, doors, exterior lighting or other detailed modifications if building elevations are not detailed enough to depict features accurately. All proposed materials, window manufacturer, sliding doors, and lighting cut sheets are shown on A4.00. 9. Floor plans showing floor layout including square footage and proposed use for each room and area. Suggested scale is 1/4:1 foot. The floor plans have been included as Architectural Drawings A2.00 - A2.04. The scale appropriate for this project has been included in these sheets. 10. Parking plan and calculations for all uses if proposed changes to the approved plan require review of parking requirements. The parking is set by the effective PUD for this site, which requires 122 parking spaces for this project as shown on the Architectural Plans. No changes to the PUD approved parking Palisade at 130 Village Crossing Way MOD Application – RC#1 (21-073) April 2021 Page 11 of 17 are requested, and 122 onsite parking spaces have been included for this project split between surface and structured parking as shown on the proposed plans. 11. Photometric plan, exterior lighting cutsheets and specification if proposed modification to approved lighting plans. The photometric plan has been included on Sheets ES1.0 - ES1.3. Lighting cutsheets are shown on ES1.4 and ES1.5. 12. Landscape plan if proposed modification to approved landscaping. The Landscape Plans have been included in this submittal. The previously approved Landscaping plans are included as Appendix C.3. 13. Other information as applicable to assist the City in a decision on the proposed modification. Response to the City’s Concept review comments have been included below. Palisade at 130 Village Crossing Way MOD Application – RC#1 (21-073) April 2021 Page 12 of 17 RESPONSE TO CITY COMMENTS Replying to the DRC comments provided by City Staff on March 24, 2021, the following responses are included in this RC submittal. The Table of Contents also provides additional direction to relevant response materials. No. Comment Review Entity Response/Comments 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. Conditions of Approval Understood. 1 2018 IECC Code required Building Division Understood. 2 A1147.1-2009 Accessible and IBC Code for Type A and Type B requirements Building Division Understood. 3 Egress issues in the garage on the north east stair well exiting into a non-rated hallway. Appears to be open to garage on the south west corner of the Stairwell Building Division Understood, will be addressed at Building Permit. 4 South west stairs require gate at first floor to prevent occupants to egress out the first floor and not the garage. Building Division Understood, will be addressed at Building Permit. 1 Landscape design plan indicating the total landscaped area (ft2) and landscaped area of each hydrozone (ft2) - designated by grouping plants with similar water needs. Water Conservation Division Addressed within the updated Landscape Plans. 2 Reduce the use of Kentucky bluegrass within areas surrounded by pavement and/or parking spaces and install native seed mix and/or drought tolerant plants/shrubs in these areas. Water Conservation Division Addressed within the updated Landscape Plans. 3 Install an adaptor to the irrigation controller (12C- 800-PL) that will give it Wi-Fi capabilities and remote scheduling access. This additional device will make the irrigation controller a ‘smart’ weather-based irrigation controller that will have automatic scheduling adjustment capabilities corresponding to changes in local weather conditions. Water Conservation Division Addressed in the updated Landscape Plans. Palisade at 130 Village Crossing Way MOD Application – RC#1 (21-073) April 2021 Page 13 of 17 4 Please specify the proper installation and adjustment of overhead irrigation (rotors and sprays) to minimize overthrow onto the pavement within each zone. Water Conservation Division Correction shown on updated Landscape Plans. 5 Multi-spray, multi-trajectory (rotary) nozzles can reduce water loss from evaporation and wind drift by up to 50%. Specify the installation of water efficient sprinkler nozzles (multi-spray, multi- trajectory nozzles or ‘rotary nozzles’) if overhead irrigation is to be used within turf grass lawn areas. To save money and water - check out the City’s sprinkler nozzle rebates for new construction! Water Conservation Division Understood. 1 See comments from 9-30-2020 DRC comments. Following are updated comments that may not have been in the previous comments. NWE All previous and current comments have been addressed. 2 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. NWE Understood. 3 Applicant is using a screening wall to screen the meters. Following are some items that need to be met before NWE can install the needed services. NWE Understood. 4 Screening Walls. a. 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 to the screening wall. b. Gas meter cannot be located in recessed location where it is not open atmosphere above the meter without approval from NWE. c. Screening cannot consist of rolling doors or other devices that are required to be open to access the meters. NWE Plans demonstrate compliance with standards. 5 With the latest response and drawings submitted from the applicant there doesn’t seem to be any concerns with NWE providing the needed utilities to the proposed meter location. Continue to work with NWE project engineer Kory Graham on gas and electric utilities. To save money and water - check NWE Understood. Palisade at 130 Village Crossing Way MOD Application – RC#1 (21-073) April 2021 Page 14 of 17 out the City’s sprinkler nozzle rebates for new construction! 1 Per previous conversations with project engineer and verified at today’s DRC meeting, the exterior South end surface parking lot seems to not have retained the internal circulation thus making an over 150 foot dead end, requiring a turnaround for emergency apparatus. Overall the widths of road are acceptable but internal looping would be required. Probably requiring the elimination of West end parking spots to loop the access. Fire Department During a meeting between the design team and Scott Mueller on April 2, 2021 it was determined that this comment would be removed. We are providing a 26’ wide access lane from the Right of Way to the back (east end) of the parking lot. We have also added fire lane curb paint and signage to Sheet C2.0 to the north-south drive aisle. 1 Building management will be responsible for moving refuse container to the heated tip pad. Solid Waste Understood. 1 BMC 38.410.080- The applicant must demonstrate how drainage is addressed for the entire lot in the drainage report. Stormwater See updated Stormwater management design report (Appendix D). 2 BMC 38.410.080- The applicant must include the area of the stormwater basins in the drainage calculations. Stormwater See updated Stormwater Management design report (Appendix D). 3 BMC 38.410.080- The applicant must demonstrate that maintenance adequate access is provided for equipment maintaining the stormwater facilities. A clear maintenance access is not shown for the Stormtech facility. Stormwater See Appendix C of updated Stormwater management design report (Appendix D). Also, see updated civil Sheet C4.0 for the new access/maintenance manhole with 24” sump which has been moved inside the parking garage to allow for a trailer- mounted vac assembly to perform maintenance. Said maintenance will require coordination with building management to ensure parked cars along the east wall of the garage are moved prior to the scheduled day of maintenance. Palisade at 130 Village Crossing Way MOD Application – RC#1 (21-073) April 2021 Page 15 of 17 4 BMC 38.410.080- The seasonal high groundwater elevation must be determined and the engineer responsible for the design drainage must certify that the proposed infrastructure can meet or exceed the City’s drainage requirements during the seasonal high groundwater. Stormwater Based on conversation with Cody Flammond on April 6, 2021, approval of the design can occur without groundwater monitoring. See stormwater management design report. An assumption has been made regarding the groundwater elevation being relatively deep in the location of the stormwater system because this portion of the lot is 15 to 20 feet higher than the adjacent wetland. Groundwater monitoring wells will be installed April 16, 2021. If the results of the monitoring prove the assumption to be incorrect, a MOD application will be submitted to correct the problem. 1 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 of water rights (CILWR). CILWR must be paid prior to site plan modification approval. Water Rights See CILWR calculations included with this resubmittal (Appendix J). 1 DSSP V.D.1- A minimum of ten feet of separation must be maintained between the water services, sewer services, and the proposed fire hydrant on Village Downtown Boulevard. Water & Wastewater See updated Civil plan sheet C3.0. 2 The applicant must submit the design for the fire hydrant with the Modification package resubmittal. The applicant must work with the City on all pre-construction submittals and permitting. Water & Wastewater Based on conversation between C&H and Cody Flammond on April 6, 2021, the requirement of hydrant plan set is being lifted for MOD approval and will be required in the same submittal with the future fire line plan. Palisade at 130 Village Crossing Way MOD Application – RC#1 (21-073) April 2021 Page 16 of 17 1 BMC 38.400.010 (A) (5) Streets, General - The proposed parking lot on the south side of the site is considered a dead-end and must comply with City design specifications and standards, and with any city-adopted International Fire Code. No dead-ends longer than 150 feet are permitted without an approved turn-around. The applicant must provide an engineering approved turn around for emergency vehicles. Transportation During a meeting between the design team and Scott Mueller on April 2, 2021 it was determined that this comment would be removed. We are providing a 26’ wide access lane from the Right of Way to the back (east end) of the parking lot. We have also added fire lane curb paint and signage to Sheet C2.0 to the north-south drive aisle. City of Bozeman Resolution 5076, Policy 1 - 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 (SID’s) on City standard form for the following: Street improvements to Village Downtown Boulevard including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. Street improvements to Village Crossing Way including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. Street improvements to Broadway Avenue between Village Downtown Boulevard and Main Street including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. Intersection improvements at Village Crossing Way and Village Downtown Boulevard including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. Intersection improvements at Village Downtown Boulevard and Broadway Avenue including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. Intersection improvements at Mendenhall Street and Broadway Avenue including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. Intersection improvements at Broadway Avenue and Main Street including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. Conditions of Approval See attached draft of Waiver of Right to protest SID. Once deemed acceptable it will be executed and filed (Appendix I). Palisade at 130 Village Crossing Way MOD Application – RC#1 (21-073) April 2021 Page 17 of 17 1 DSSP Fire Service Line Standard - The applicant must prepare plans and specifications for any fire service line in accordance with the City’s Fire Service Line Policy. The plans must be prepared by a Professional Engineer and be provided to and approved by the City Engineer prior to initiation of construction of the fire service or fire protection system. The applicant must also provide Professional Engineering services for construction inspection, post-construction certification and preparation of mylar record drawings. Fire service plans, and domestic services 4” or larger, must be a standalone submittal, separate from the modification submittal. City of Bozeman applications for service must be completed by the applicant. Engineering Advisory Comments Understood.