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HomeMy WebLinkAboutCOMMENT RESPONSEPage 1 of 5 21354; Flooring Place Warehouse and Housing Site Plan 1st Review Comments Community Development Department, Susana Montana, Senior Planner, 406-852-2285, smontana@bozeman.net 1. Proposed Project. This project involves demolition of two storage structures and construction of a 14,530 gross square feet (gsf) warehouse with 3 dwelling units occupying a second floor on a portion of the warehouse. The development “Site” for this new building is Lot 2A of the Amended Plat of Tract 6, Lot 4 and Tract 7, Lot 2 J-5-D Gardner-Simmental Plaza Subdivision. However, since Lot 2A and 4A are under the same ownership, deemed “Common ownership or control”, parking and landscaping standards for all land uses and structures on both lots will have to be met by this development application (38.700.040. Therefore, the parking and landscaping comments found in Comment Nos. 6 and 7 below address both lot’s landscaping and parking. 2. Land Use and Zoning. a. The Site is zoned M-1, Light Manufacturing District. The warehouse, manufacturing and storage uses are principal uses in the M-1 district. The three dwelling units are permitted as accessory uses with the requirement that the units do not exceed 49 percent of the gross floor area of the 14,530 gsf structure and must be located above the ground floor. The 3 dwelling units, deemed “apartments”, at 2,995 gsf combined, represent 17 percent of the combined 17,525 gsf of the new building and are located on the second floor; both meet the accessory use standard. b. The 2.2-acre Site lies within a Lux Transfer Planned Unit Development (PUD) area; a Special Improvement District No. 675, a 19th and Baxter Traffic Signal Payback Area, and the Bozeman Solvent Site Payback District. 3. Community Plan Future Land Use designation is “Maker Space Mixed Use”. Please correct this designation on the cover sheet. Corrected 4. Land uses on the combined Lots: based on the various sheets provided, it appears that the existing and proposed warehouse uses total 27,330 gsf and 23,239 net sf; the manufacturing space totals 19,232 gsf and 16,347 nsf; storage totals 12,000 gsf and 10,200 nsf; accessory office totals 1,200 gsf and 1,020 nsf. The two 2-bedroom dwelling units and the single 1-bedroom dwelling unit account for 2,995 gsf. Please correct the Use table on the cover sheet and insure that other sheet’s data are consistent. This has been updated and coordinated. 5. Form and Intensity, Non-residential districts, Table 38.320.050. a. The M-1 district is allowed 100% lot coverage which consists of the percent of buildings (gross square feet of the total combined building footprint) on the Site. On the cover sheet, please note the proposed lot coverage of Lot 2A and Lots 2A and 4A, combined. b. The maximum building height allowed in the M-1 district is 50-feet. On Sheet a3.1, please label the height of the new building from grade to the top of the roofline. The height has been labeled. Page 2 of 5 c. Setbacks for the new building. The front setback must meet the Block Frontage standard noted below in Comment No. 8. The new building, fronting on Simmental Way is designated an “Other” Block Frontage (BF) per 38.510.030.H which requires a 10-feet depth landscaped setback from the Simmental sidewalk and the building. The side setback is 3-feet and would be both the north and south sides of the new building. The “rear” of the new building would face the internal parking lot. Sheet a1.1 labels the front setback as 20-feet along Simmental Way. A 15-ft. setback is shown from the south property line. What is the purpose of that setback line? Note that per 38.540.010.A.5, no parking is allowed in required front or side setbacks. Please label the 3-feet side setback along the south and north property lines. The setback lines have been labeled correctly. The setbacks were taken from a prior submittal and not properly verified. I have increased the width of the warehouse portion of the building by 4’. A RC form is included with a narrative explaining this revision. 6. Parking 38.540. a. Vehicle parking. Based on the net square footage of the non-residential uses on the combined two lots, 51 parking spaces are required. Five parking spaces are required for the three dwelling units for a total of 56 parking spaces. It appears that 56 spaces are provided on-site (both lots). Two percent of the spaces should be ADA-accessible for a total of 2—1 van sized and 1 standard vehicle sized. You provide 3 ADA spaces, however, at least 1 should be next to the new building. Please correct the Parking Calculation table on the Cover sheet. The parking calculations have been updated per the additional square footage and the deletion of the storage building from the calcs. This is reflected on the cover sheet. The accessible spaces have been adjusted. b. Bicycle parking, 38.540.050.A.4. Ten percent of the vehicle parking space requirement must be provided in secure bicycle parking meeting the standards of subsection A.5; this totals 5 spaces. Sheets a1.1 and L101 show 2 bike racks located near the entrance to the apartments. Please provide 3 more racks spread out on Lot 4A located no more than 50-feet from the entrance to the building the bicycle parking would serve. A total of 3 racks have been provided with 24” x 72” parking area. Each rack accommodates 2 bicycles. 7. Landscaping 38.550. a. Foundation planting, 38.520.040.D.3. The pedestrian walkway along the south and west building elevations should have a minimum 3-feet wide landscape plantings (not rock mulch) between the building wall and the sidewalk/pathway. Please see Figure 38.520.040.D.3 for examples of this foundation planting strip or alternative designs at pedestrian level that may qualify for a departure. The rock mulch strip along the building’s north and east façade is acceptable because there are no pedestrian pathways there. A foundation planting strip has been provided along the South of the building as well as around the corner on the West side. The area between the loading docks contains overhead doors and the sidewalk doesn’t go anywhere other than to the loading docks on either end. Implementation and maintenance would be challenging in this area. Page 3 of 5 b. Planting coverage on the lot, 38.550.050.A.1. All areas of the lots not covered by structures or paving must be landscaped. Anything on the lot open and unoccupied from the ground up must landscaped with at least 75 percent living plant materials. Therefore, the rock mulch does not qualify as part of the 75% “landscaping”. Please add a note to Sheet L101 indicating the percent living material in the Site landscaping. c. You are removing landscaping on Lot 2A that was required landscaping for the 2015 addition of a warehouse on Lot 4A (Project No. Z15075). Please add a note on Sheet L101 indicating the percent of both lots that are landscaped with living plants. Both lots landscaping must meet minimum BMC standards. A note has bee added. 8. Block Frontage standards, Table 38.510.030.G, Other Block Frontage Standards. a. The minimum setback from the Simmental Way frontage is 10-feet; 20-feet is provided. Per building and lot adjustments a 15’ setback is being maintained. b. A pedestrian connection must be provided from the Simmental Way public sidewalk to the new building’s sidewalk and entrance. Sheet C1.1 labels that sidewalk as 7-feet wide; is that correct? The sidewalk that connects to Simmental is 5’ wide. c. Façade transparency. At least 10% of the Simmental Way façade (east elevation) must have clear glass windows. Sheet a3.1 indicates this standard is met. d. Weather protection. An entrance covering of at least 3-feet projection must be provided at the residential entrance to the building; please label the depth of that feature. 9. Open Space, 38.520. The depth is labeled on the floor plan. a. Usable residential open space, 38.520.060.B. Usable open space is required for the new dwelling units at a ratio of 100 gross sf for the single 1-bedroom unit and 150 gsf for each of the 2-bedroom units for a total of 400 gsf combined. This open space must meet the standards of 38.520.060.B.2 for shared or common open space. Please see examples in Figure 38520.060.B.2. The open space is shown on both the landscaping plan and the A1.1 sheet. The cover sheet also provides a synopsis. b. Usable non-residential open space, subsection C. Industrial zones are exempt from providing usable non-residential open space. 10. Site Design, 38.520. a. Crosswalks, 38.520.040.C.3. On Sheets a1.1 and L101, please show the crosswalk across the Boot Hill Court access driveway and across the Simmental Way access driveway. If there is no crosswalk along the Simmental Way access driveway, one must be provided. The cross walks are shown. b. 38.520.040.C.4, Pedestrian paths through parking lots. Please show on Sheets a1.1 and L101 a pedestrian pathway connecting Lots 2A and 4A developments. A connection across the drive from Simmental is shown. This should allow access to the remaining buildings on the site. c. 38.520.070.B. Location of ground-related service areas and mechanical equipment. Please note that the HVAC “mini-split” equipment must be screened from view from the public sidewalk or adjacent properties. An area on the East side has been identified for mechanical equipment and screened. d. 38.520.070.C, Screening of trash enclosures. The trash enclosure must be screened from view from the street, pedestrian walkways or adjacent uses. Since there is a Page 4 of 5 second story for the structure, the trash enclosure must be covered per subsection c. Furthermore, the sides and rear of the trash enclosure must be landscaped with at least five feet wide plantings per Subsection 2. Please see Figure 38.520.070.C. Please also consider placing a bollard next to the parking space next to the trash enclosure or a pavement hole and latch on the enclosure gate to ensure that the gate does not swing into and damage a vehicle parked next to the enclosure when the driver opens the gate. This is particularly important for windy days. The trash enclosure has been screened. The trash enclosure detail has been revised to a Tambour unit. e. 38.520.070.D, Screening of utility panels. Thank you for providing a vegetative screen of the utility panels along the Simmental façade. f. 38.520.070.E, Screening of rooftop mechanical equipment. The Sheet a3.1 elevations do not show rooftop mechanical equipment. If any are proposed, please show details of how they would be screened from public view at grade. No roof top mechanical equipment is proposed. 11. Building Design, 38.530. a. Please label the height of the building on Sheet a3.1. The height has been labeled. b. Please label with width of the east and west facades on Sheets a1.1 and a3.1. Please explain how the building design meets the standards of 38.530.040.E. The building offset is 7’. The length of the warehouse is 116’ prior to the building offset. It is dimensioned on A2.1 c. Building Materials, 38.530.060.C.2. Please label the gauge of the metal siding of the building noting that it must be a minimum of 24 gauge thickness. A note has been added to address the minimum gauge required. c.38.530.070. Blank walls. Please label the width of the north elevation and ensure that it meets the standards of this section. The North elevation has been dimensioned and it meets the standard. 12. Exterior Lighting, 38.570. a. The Sheet E1.0 shows a lighting plan. It does not show a light fixture along the Simmental façade, nor does Sheet 13.11a.1 SH. However, the photometric Sheets E1.1 and E1.2 show a fixture along that façade. What is the purpose of that light fixture? If there is one, it must not exceed 0.3 footcandles in illuminance at the property line per 38.570.G.5 and Table 38.570.040-3. The fixture has been removed and a note added to the photometric sheets addressing this. b. 38.570.040.D, Site lighting. Please provide a sheet that converts the illuminance schedules on cut sheets to footcandles meeting the standards of this chapter. ??? This info is shown on photometric plan – E1.2. The lighting levels , in footcandles, are indicated and meet the requirements of 38.570.040.D. Page 5 of 5 Advisory Comments. 1. City Engineering and Public Works divisions will be requesting more information regarding stormwater management. 2. The DRC also recommends that this project include providing a sidewalk from the warehouse/residence building to the showroom building. If that is not possible at this time, the sidewalk from the residence portion of the building should extend to the Boot Hill Court sidewalk and should connect to the cult-de-sac with a ramp down for ADA access to the showroom building. The sidewalk connects to Simmental, close to the intersection with Boothill. This provides access to the cul-de-sac and to the showroom building. Park and Recreation Department The three dwellings require the following cash-in-lieu contribution: 0.09 acres times 43,560 sf is 3,920.4 sf times $2.07 would be $8,115.23 dollars of parkland cash-in-lieu. 2304 N. 7 TH AVENUE | SUITE L | BOZEMAN, MT 59715 | (406) 587 -2781 Professional Consulting Engineers and Land Surveyors Equal Opportunity Employer | www.hyaliteeng.com ENGINEERING COMMENTS General 1. Comment is noted and the SID waiver will be provided before site plan approval. 2. Comment is noted and is in the process of being addressed. Transportation 1. BMC 38.400.060: No parking signs have been added to Boot Hill Court. See sheet C1.1. 2. BMC 38.400.060: Five additional feet of ROW will be provided along Boot Hill Court and all the necessary documents will be provided prior to site plan approval. 3. BMC 28.400.070: a. The street light has been moved 10 feet from the adjacent water and sewer mains and services. b. The two street lights that were proposed along Boot Hill Court have been removed. The only street light remaining in the design is located at the intersection of Boot Hill Court and Simmental Way. 4. BMC 38.400.080.A: a. The curb and sidewalk have been extended to the existing Flooring Place access ramp in the cul-de-sac. b. The sidewalk has been extended to connect with the show room sidewalk. 5. BMC 38.400.100: The street vision triangles have been revised per comment. 6. BMC 38.540.020: Perimeter concrete curb has been added around the entire parking lot and drive access. Water & Wastewater 1. DSSP.V.A: The report has been signed and stamped by a professional engineer. 2. DSSP.V.B: The report has been signed and stamped by a professional engineer. 3. BMC 38.410.070: The water and sewer demand calculations have been revised with the updated values from the DSSP. 4. The sewer line will be relocated to the north of the building. See the civil sheets for the location of the updated sewer line. 5. DSSP Section (V) (D) Alignment: The light pole has been moved to provide for 10 feet of separation. 6. DSSP Section (V) (A) (6) Services: C1.4 has been updated to show type “K” copper pipe for the water service line. Stormwater 1. Groundwater: The groundwater level in the stormwater report is correct with the depth estimated to be approximately 4.5’. 2. DSSP Section II (B) Storm Drainage Plan: a. Spot elevations have been added to the ponds and other drainage features. b. Pond volume, side slope, top elevation, bottom elevation and the maximum water surface elevations have been added to sheet C1.3. 3. DSSP Section II (C) Storage/Treatment Facilities: The ponds have been redesigned to incorporate side slopes of 4:1. 4. BMC 38.410.080: Boot Hill Court drainage has been added to the design with a new proposed retention pond (see sheet C1.3). This will capture all of the drainage from the Boot Hill Court drainage area. 5. DSSP Section II (B) Storm Drainage Plan: a. All stormwater will be captured and retained on site adding no demands to the surrounding system. This statement has been added to the drainage report. Re: 145 Simmental Site Plan Application October 29, 2021 Page 2 of 2 L:\213605\_Site Plan\Comment Response #2\0.0_ Response Items.docx b. A figure has been included with the drainage report depicting the drainage areas. c. 1. No CMP infiltration is proposed on this site and the statement has been removed from the drainage report. 2. The description of these coefficients were added to the drainage report. These coefficients are from the City of Bozeman Design Standards. 3. The areas for the pre-development and post development parking area are the same and has been corrected in the drainage report. d. The source for the infiltration rates are from DEQ 8. The description has been added to the storm drainage report and is updated in the storm calculations. e. Updates to the drainage report shows how the design will meet all the requirements for DSSP Section II. f. All stormwater runoff from the project will be retained on-site. No downslope facilities will be impacted. g. Trench drains and callouts added to sheet C1.3. Also, see details 8 & 9 for trench drain details. Water Rights 1. BMC 38.410.130: Mr. Nielsen has been contacted and a response will be forwarded once received. The email correspondence to date has been included.