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HomeMy WebLinkAboutNarrative September 8, 2021 City of Bozeman Planning Department Bozeman, MT 59715 Re: 145 Simmental Way Warehouse Please find attached a site plan submittal for the property at 145 Simmental Way in Bozeman. The property currently includes three self-storage buildings, two of which will be removed to construct the proposed building. The parcel is a part of a larger development that includes fabrication and warehousing in support of property owner’s business -The Flooring Place. The property is zoned M-1. The property owners are in need of additional warehouse storage space to accommodate their growing business. They also are confronted regularly with employee recruitment and retention challenges due to the high cost of housing. The submittal includes 3 apartment units that would be rented to employees of the owner’s business to help recruit and retain employees. The existing primary access to the commercial property is located off Simmental Way. We are proposing to continue to utilize this access for the proposed commercial warehousing as well as provide an additional access off Boothill Court to service the parking for the residential units. Parking: The Cover Sheet outlines the parking required and provided based the entirety of the site. Residential Open Space: 150 sq. ft. / unit is required = 450 sq. ft. required. We are providing 1,000 sq. ft. of functional residential open space. Thank you, Randy Visser visser architects p.c. 163 quiet water way manhattan, mt 59741 ph. (406) 282-9922 mobile (406) 580-6327 Page 1 of 5 March 31, 2021 Visser Architects Attn: Randy Visser 163 Quiet Water Way, Manhattan, MT 59741 randy@visserarchitects.com RE: 1891 Boothill Court, Concept Review, Application 21087 Project Description: This is a Conceptual Review application for advice and comments proposing the construction of a new warehouse building with accessory apartments on the second floor. Project Location: 145 Simmental Way. Bozeman, MT 59715 We hope that these notes and suggestions assist you with the design and review of this potential future project. Please note that comments are preliminary and based on information provided. While we attempt to identify all issues during a conceptual review, please keep in mind that there may be other issues that arise during the formal review. We appreciate your patience in the review process. All references below to Sections of the Bozeman Municipal Code. If you have any questions or concerns or would like to set up a meeting, please do not hesitate to contact me at 406-582-2261. Sincerely, Jacob Miller, Assistant Planner Department of Community Development Page 2 of 5 Applicant Questions: 1. The feasibility of the project as a whole: a. The project is feasible but we will need to see a complete application. 2. Any anticipated hurdles to the proposed development: a. None 3. The process to obtain approvals: a. Submit Site Plan for review 15 working days from acceptability. Building permits may be submitted concurrently when Site Plan is in final stages. 4. Is there a route by which 6-8 units of residential development could be provided within the proposed building or on the property as a whole? a. Yes, the only requirements for accessory apartments in M-1 is that they be on the second or subsequent floors and be less than 50% of the gross square footage. Parking and open space requirements are still applicable. Planning Division, Jacob Miller, jamiller@bozeman.net, 406-582-2261 1. Sec. 38.220.080. - Site plan submittal requirements. a. Please provide landscaping plan, elevations, utility plan, electrical/lighting plan and all other required application materials with the site plan submittal. b. Dimension parking stalls, commercial drive access width and separation from intersection. 2. Sec. 38.510.030. - Block frontage standards. a. Provide transparency calculations for the buildings facing a street. b. Provide weather protection 3. Sec. 38.520.070. - Location and design of service areas and mechanical equipment. a. Where will the utility meters, mechanical equipment and service areas be located? Landscape screening is required when visible from the right-of-way or internally. 4. Sec. 38.520.040. - Non-motorized circulation and design. a. The pathways adjacent to the parking on the west side of the proposed buildings must be a minimum 7’ to account for vehicle overhang. 5. Sec. 38.520.060. - On-site residential and commercial open space. a. Please provide amenities for the open space area that meet the criteria listen in the above reverenced section. Staff recommends at least two different areas for seating such as a picnic table and a bench, and a dog waste receptacle with bags if pets will be allowed. Engineering Division, Cody Flammond, cflammond@bozeman.net, 582-2287 - Awaiting Comments Fire Division, Scott Mueller, smueller@bozeman.net, 582-2353 1. If spaces for warehouse are not separated from each other as stated then total footage is over 12,000 square feet. Then overall building will require fire Page 3 of 5 sprinklers. Subsequently riser room to exterior with sidewalk to public way. FDC/Horn and Strobe placed on accessible building front. 2. Proper fire separations designed between warehouse and residential units. NWE Project Engineer Kory Graham Kory.Graham@northwestern.com 1. Will the new facility need electric and/or gas services? 2. If so will the services to the warehouse be metered independent of the employee residential meters? 3. With the demolition of the existing structure in phase 2, the applicant needs to, weeks in advance of the scheduled demolition, contact NorthWestern Energy for a disconnect of the electric and gas services. 4. 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. This can be determined through the design process after an application is submitted through NWE and the area project engineer will work through allowable shrubs and plants for screening and to determine adequate clearances for access to our meters. 5. 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. 6. Buildings with multiple units will need multiple meters which will need to be installed within the same location. With multiple meters, adequate wall space will be needed to install the number of electric and gas meters, and electric gear. For gas meters, NWE will only stack gas meters 2 high and therefore the needed wall space for gas meters will require a longer wall space. The two areas for gas and electric meters will need to occupy the same wall space, unless otherwise approved by a NWE project engineer, with the needed separation between gas and electric meters. 7. 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 Page 4 of 5 set. These identifying placards must match the unit information as displayed on the unit’s entry door. 8. Utility easements. Any extension of gas main or electric primary will need to be installed within an easement. Normally a 10-foot easement is required. Any extension of gas main or electric primary will need to be installed within an easement. To establish the needed utility easement locations the NWE project engineer will help to establish these locations using the latest site plan and finalized location of gas and electric meters. If an easement will need to cross property other than the applicants, negotiations and costs between other landowners for such easements is entirely the applicant’s responsibility. 9. 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. 10. Screening Walls. a. 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. b. 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 c. Contact NWE for placement of knock-out to insure that it lines up properly with the termination location to prevent bends in the service d. 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. e. Gas meter cannot be located in recessed location where it is not open atmosphere above the meter without approval from NWE. f. Screening cannot consist of rolling doors or other devices that are required to be open to access the meters. 11. Transformer location to a structure. One single phase transformer should be sufficient to service both buildings. Placing the transformer at a location between the two buildings the phase1 the 4-plex can be connected. From the transformer install electric conduit stubs and a gas stub five feet north of the turnaround for the phase 2 building. If the buildings should 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 Page 5 of 5 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. 12. 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. 13. NorthWestern Energy has existing utilities within the area and should be able to provide single phase or three phase electric and gas. 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. These Divisions did not provide comment. Contact reviewers directly with individual questions. 1. Stormwater Division; Kayla Mehrens, jkmehrens@bozeman.net, 406-582-2270 2. Water and Sewer Division; John Alston, jalston@bozeman.net, 406-582-320 3. Sustainability Division; Natalie Meyer, nmeyer@bozeman.net, 406-582-2317 4. Building Division; Ben Abbey babbey@bozeman.net, 406-582-2950 5. Parks and Recreation; Addi Jadin, ajadin@bozeman.net, 406-582-2908 6. Solid Waste Division; Russ Ward, rward@bozeman.net, 406-582-3235 2304 N. 7TH AVENUE | SUITE L | BOZEMAN, MT 59715 | (406) 587-2781 Professional Consulting Engineers and Land Surveyors Equal Opportunity Employer | www.hyaliteeng.com PLANNING COMMENTS 1. Sec. 38.220.080- Site Plan Submittal Requirements a. All applicable materials have been included. b. Dimensions have been included with the parking stalls and commercial drive access points. 4. Sec. 38.520.040- Non-motorized circulation and design a. The sidewalk on the west side of the building, adjacent to the parking is 7’ in width. ENGINEERING COMMENTS General 1. Noted, an executed Waiver of Right to Protest will be recorded for the required items prior to Site Plan Approval. Can you provide a blank template that we could utilize moving forward? 2. Noted, thank you for the heads up. 3. Noted, see the included correspondence on the payback district. Transportation 1. Master Planning: Boothill court will be upgraded to a City standard local street along the block frontage on our side of the street. 2. Master Planning: Noted, 5’ of additional ROW is shown on the plans. 3. BMC 38.400.070: City standard streetlights are shown along Boothill Court as well as at the intersection. 4. BMC 400.080.A: A City sidewalk has been shown along the Boothill Court frontage. 5. BMC 38.400.090.D.2: Noted, the proposed drive approach is right at 40’ from the edge of the Simmental ROW. 6. BMC 38.220.080 (A) 2.g: Noted, a peak hour trip generation was submitted and we are awaiting a response. It is anticipated, based on the low number of trips generated, that a TIS will not be required. Water & Wastewater 1. Utility Plan: The necessary existing pipe sizes and types are shown on the existing conditions sheet. For the sewer tie-in, the sewer main is approximately 11.6’ deep so at a 2% slope, leaves an approximate depth of 9.97’ at the building. 2. DSSP.V.A: No additional fire flow is necessary to serve this development, however, the max day demand is within the included Water & Sewer Memo. 3. DSSP.V.B: The peak hour sanitary sewer demand is also noted within the included Water & Sewer Memo. Stormwater 1. DSSP Section (A)(4) Water Quality: See the included grading and drainage plan, as well as the associated stormwater engineering report for the site. 2. DSSP Section (C) Water Quantity: See the included grading and drainage plan, as well as the associated stormwater engineering report for the site. 3. Montana Post-Construction Storm Water BMP Design Guidance Manual- Seasonal High Groundwater: Noted and agreed. Based on well log data from the Flooring place, static water level sits around 7’ deep, and with the truck loading ramps near 2.5’ below EG, gives Re: 145 Simmental Site Plan Application September 15, 2021 Page 2 of 2 D:\Users\Randy\Documents\JOBS\2108_FLOORING PLACE\INCOMING CIVIL\9-15-21\0.0_ Response Items.docx 4.5’ of separation between the static groundwater level and the lowest elevation on the site. As construction/demolition begins, a test pit will be dug to verify. Dry Utilities 1. SP Utility Plan: See the included utility plan for preliminary routing. Site Layout & Grading 1. BMC 38.540.020 Parking: a. Surfacing- Noted, surfacing for the parking lot will be asphalt. b. Snow Removal- See the architectural & landscape site plans for the snow removal areas. c. Street Vision Triangles- Street Vision Triangles are shown on the Civil sheets. 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.