Loading...
HomeMy WebLinkAbout006 Response to CONR PlanningSolstice Design Build hello@solsticedb.com 801.558.7705 www.solsticedb.com PO Box 712385 SLC, UT 84171 Response to Concept Review Comments: The Lofts on Beall 5.24.2022 To: Lynn Hyde, Development Review Planner Department of Community Development lhyde@bozeman.net, (406) 459-1471 RE: 1608 W. Beall St Townhomes Concept Review, Application No. 21230 The following is a narrative response to the Concept Review Comments provided via email dated July 20, 2021. Responses to the Concept Review Comments will be provided in bold. BMC 38.360.250. Townhouse and rowhouse dwellings. The application will need to be found consistent with this section. While the entire section will need to be found consistent, sta found the following not met with the concept proposal. i. C. For rowhouses where the primary pedestrian access to the dwelling is from an alley or private internal vehicular access, buildings must emphasize individual pedestrian entrances over individual garages by using both of the following measures: (refer to code) The design has been revised so that dwelling units accessed from the internal drive aisle (Buildings 2) meet the above requirements. Covered pedestrian entries have been provided to each unit, with transitional areas including a patio and planted area. ii. E. Usable open space. Townhouse and rowhouse dwellings must provide open space at least equal to ten percent of the building living space, not counting automobile storage. The required open space may be provided by one or more of the following ways: (refer to code) Open space is provided for the units in Building 1 via fenced front yards which meet City requirements. Open space is provided for units in Building 2 via landscaped rear yards. Additional open space (not counted toward the requirement) is provided at the Southeast corner of the site to serve all units. F. Building design. Show how you are meeting the provisions contained Page 1 of 6 herein for building design, articulation and repetition with variety. Will also need to refer to 38.530.040 for façade articulation for residential buildings. The building design meets the requirements for building design, articulation and repetition with variety by changes in massing and roofline, and changes in material. Three primary materials are used in the building design: brick, dark gray lap siding, and light gray lap siding. Dark metal, dark wood trim and warm wood sots are also utilized as accent materials. BMC 38.510.030.D. Mixed Block Frontage. (Landscape) i. Façade transparency – For residential uses, at least 15% of the entire façade (all vertical surfaces generally facing the street). Windows must be provided on all habitable floors of the façade. While initial review it appears you meet this provision, on future submittals, ensure calculations are provided for the transparency ratio. This is noted. See the Site Plan Notes on sheet A1.1 for transparency notes and calculations. Landscaping – The area between the street and building must be landscaped, private porch or patio space, and/or pedestrian-oriented space. For setbacks adjacent to buildings with windows, provide low level landscaping that maintains views between the building and the street. Also provide plant materials that screen any blank walls and add visual interest at both the pedestrian scale and motorist scale. For extended wall areas, provide for a diversity of plant materials and textures to maintain visual interest from a pedestrian scale. Ensure these provisions are met on future submittals. This is noted. See the Landscape drawings for proposed landscape design. Sidewalk width – 5’ minimum width. Initial measurements show the sidewalk just shy of 5’. Please ensure the sidewalk is the full 5’ required. Sidewalk dimensions have been adjusted to comply with this requirement. See Civil plan for sidewalk widths and details. BMC 38.520.040.C.2. Sites with residential units. Provide direct access between all ground related unit entries and a public street to a clearly marked pathway network or open space that has direct access to a public street. Residential developments must provide a pedestrian circulation network that connects all main entrances on site to other areas of the site - Show how you are meeting this for the Duplex Building 1 and 2 in the rear (or southern portion of the lot). Does not currently appear to meet this standard. Internal sidewalks and pedestrian crossings have been added to provide direct access from all unit entries to Beall Street. BMC 38.520.040.D.1. All internal pathways must have a minimum five-footwide unobstructed surface. . . Stas measurements show the internal walk is undersized as proposed. In addition, all units will need pedestrian access to Page 2 of 6 shared open space. This is noted, and has been revised and clarified for the Site Plan Review submittal. BMC 38.540.020. Stall, aisles, and driveway design: Dimensions of parking spaces and modules. Show the actual dimensions for your parking stalls. Note the dimension requirements in 38.540.020 (18’ x 9’) except in residential garages which required 20’x9’ (note an additional one foot is required on all exterior sides of the stall). Parking modules have been dimensioned and shown on the Architectural Site Plan (A1.1). BMC 38.540.020.D. Backing requirements. All required parking must have adequate back-up maneuverability as specified in Table 38.540.020. Each parking space maintains minimum required back-up maneuverability within the internal, private drive aisle. BMC 38.550.050 Mandatory landscaping provisions. Application must meet the appropriate landscaping provisions including but not limited to: i. Setback landscaping required. For all uses in all districts, unless otherwise provided by specific approval through design review procedures, all front, side and rear setbacks, and those areas subject to section 38.550.050.E, exclusive of permitted access drives, parking areas and accessory structures, must be landscaped as defined in this chapter. This is noted. See Landscape plans for proposed Setback landscaping and other site landscaping. Drought tolerant species required. A landscape plan must provide 75% or greater of the proposed trees and shrubs as drought tolerant species as defined in the latest edition of the Montana Nursery and Landscape Association’s Drought Tolerant Plants for the Montana Landscape or on a list adopted by the city of drought tolerant species for purposes of this Section. This is noted. See Landscape plans for proposed Planting Schedules. BMC 38.550.050.E.1. Except in R-S districts, all street rights-of-way contiguous to or within the proposed development site not used for street pavement, curbs, gutters, sidewalks or drive aisles must be landscaped, as defined in this chapter, and must include one large canopy tree for each 50 feet of total street frontage rounded to the nearest whole number. When this requirement conflicts with other requirements of this chapter or other portion of this Code the review authority may relax this standard to reach an optimal balance in public interests. Will need to meet these provisions. This is noted. See Landscape plans for proposed site landscaping. Page 3 of 6 Parks, Addi Jadin, AJadin@bozeman.net, (406) 582-2908 No comments were received from parks at this time. Please reach out to them if you have any questions. Engineering Division, Alicia Paz-Solis, apazsolis@BOZEMAN.NET , See attached comments from engineering. Responses to Engineering comments are provided in a separate document. NorthWestern Energy; Kory Graham, Kory.Graham@northwestern.com - There is one existing 3PH Junction cans located on the South side of the property. Applicant will need to work with the NWE Project Engineer to determine best path to extend gas and electric from the south lot line at the location of the existing junction can to all four buildings. - Site plan shows the proposed route for gas and electric to the proposed meter location. The transformer location needs to meet NWE requirements for transformer location and needs to be within a reasonable distance to install and maintain the electric service. See Transformer Location comment. - 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. To establish the needed utility easement locations the NWE project engineer and Northwestern Energy’s real estate representative will help to establish these locations as well as the needed Documentation. - Transformer Location. With the size of the proposed building a 3-phase transformer will be needed and a 3-phase transformer pad site should be planned. Typical 3-phase pad is going to be a 7’x7’ pad. Transformer location and clearance requirements to buildings is;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. For all transformers, regardless of size, requires a 10-foot unobstructed clearance space in front of the pad where the transformer doors are located. Note, all distances are referenced to the edge of the pad. 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. 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 these services. - NWE will need to review building elevation plans for the proposed buildings for the meter locations as well as final grading plans for all utility installation locations. - 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. Per Sheet SP202 this requirement seems to be met. 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 Page 4 of 6 location on the building closest to the transformer or secondary junction can serving the building unit. 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. When using a screening wall most commercial applications require the 48-inch clear zone between the front of the meter and the wall. For this project the 48-inch clear zone, between the front of the meter and the wall, will apply due to the past history of meter panel installations for this type of commercial service. 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. - The following applies 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. Submitting an application to NWE will get the NWE engineer involved and can help with this process. - Where multiple units are proposed there will be a need to install multiple meters 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. - Applicant will need 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. - Screening Wall criteria. - 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. - 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 knockout - Contact NWE for placement of knock-out to insure that it lines up properly with the termination location to prevent bends in the gas or electric services. - 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. See meter location comment. Page 5 of 6 - Gas meter cannot be located in recessed location where it is not open atmosphere above the meter without approval from NWE. - Screening cannot consist of rolling doors or other devices that are required to be open to access the meters. - For landscaping. No large deep rooted trees or bushes will be allowed within the 10-footutility easement. All other approved landscaping will be placed so as not to damage, prevent or hinder operation and maintenance of NWE utilities. - For landscaping, 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. - 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. Electrical and gas loads will be required for the NWE engineer to size the services needed. Comments from NorthWestern Energy have been reviewed and the project team has been in communication with NWE to establish utility paths and locations, transformer locations, easements, and meter locations. This project will be all-electric and will not require gas service to the site. Solid Waste Division; Russ Ward, rward@bozeman.net, 406-582-3235 1. With the use of residential totes, Solid Waste is ok with the plan. This is noted. Individual residential totes to be stored in garages are proposed. Fire Department; Scott Mueller, smueller@bozeman.net Vehicular access and site layout appear acceptable at this time. This is noted. Water Conservation Division; Chelsey Trevino, ctrevino@bozeman.net See attached advisory comments. See Responses to Engineering Comments (separate document) for response to Water Conservation District comments. Sincerely, Solstice Design Build Shay Myers, AIA Principal Architect Page 6 of 6