HomeMy WebLinkAbout2.2 Concept Plan Review Comment Narrative 02-15-2019MINARIK ARCHITECTURE Inc. 2 2 2 2 N E O r e g o n S t . s 2 1 7 , P o r t l a n d O R 9 7 2 32 M I N A R I K A R C H . C O M 9 7 1 3 1 9 6 2 4 9
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CONCEPT REVIEW COMMENT RESPONSES
795 Manley Road Office Building
The following responds to the comments provided for 795 Manley Road Office Building, Application # 18536.
Planning Comments
1. Applicant questions:
We are showing the north row of parking broken up by a large landscape buffer of over 8’ wide to create two smaller sections of parking. All other
parking sections are under 100’ in length. We want to verify that parking doesn’t need to be flanked on all ends with landscaping.
The applicants assumption is correct - if a parking row is less than 100’ in length the aisles will not need to be flanked by landscaped areas.
Staff measured this landscape area to be 7’ wide, rather than 8’. Please review this measurement prior to formal site plan submittal.
Consider Section 38.550.050.C.2.e when reviewing the application materials prior to the formal site plan submittal. 20 square feet of landscape area
per parking space is required to be provided in the parking lot (“parking lot” is the area within the perimeter of the paved portion of the parking lot,
including drive aisles but not including drive accesses).
No tree shall be planted closer than four feet to the paved portion of the parking lot.
The landscape area within the parking area is broken up by an 8’ wide planting area as required. Planting and tree
requirements have been calculated and meet or exceed city requirements.
b) Please verify that the patio area can project into the 12’ easement at the East end of the property.
Please contact NorthWestern Energy regarding this specific comment. The general staff does not recommend the proposed patio encroachment. If a
utility provider must gain access to the underground utility lines within the easement, any damages and patio repair costs that would occur when
accessing the line would be incurred solely at the expense of the property owner.
It is my understanding that NorthWestern Energy has plans in the next few years to conduct work within those utility easements. The patio would be
required to be repaired to its original site plan approval layout, unless a Modification/Amendment (MOD) application is reviewed and approved by the
Planning Division.
The patio area will be installed with removable pavers to accommodate any future development needs.
c) The main entrance to the building is clearly marked on the side of the building with a canopy. A secondary tenant door is located at the front of the
building. Does this meet Bozeman’s entry requirements?
Building entrances facing the street are encouraged. At least one building entry must be visible and directly accessible from the street. Where buildings
are set back from the street, pedestrian connections are required from the sidewalk. Once a walkway connects the entrance of the building to the
sidewalk on Manley Road, the ‘building entrance’ block frontage criteria will have been met with the current/proposed building design. See comments
below regarding the connection of a sidewalk to Manley Road.
The main entrance has been connected to the sidewalk with an extended internal pathway as required.
d) Is it required that we attach the concrete site circulation to the sidewalk?
Yes. Section 38.510.030.G, where buildings are set back from the street, pedestrian connections are required from the sidewalk. See Engineering
Division comment #2 regarding the sidewalk along Manley Road.
See the above comment and accommodation.
e) Snow Management and Storage will be shared with the project to the north that is owned by the same owner and shares a common driveway and
parking area. Please confirm this is acceptable.
Section 38.540.020.M describes the requirements of snow storage. Please contact the Engineering Division with specific questions regarding this item.
Snow management will be accommodated in conjunction with the property to the north that is owned by the
Same owner and shares a driveway and parking lot area. Additional snow storage has been provided in open
landscape zones as noted on the civil and landscape site plans.
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f) Please confirm our easement and setback boundaries.
The easements and setbacks noted on the plan sets appear to be correct.
Noted.
2. The proposed crosswalk to the adjacent property to the north is not required. Staff recommends removing this connection and extending the proposed
sidewalk east to the edge of the property line to connect to the proposed sidewalk on Manley Road. (See Engineering Division comments regarding the
sidewalk).
If the applicant wishes to complete this crosswalk as proposed, a Modification/Amendment (MOD) application is required for Lot 12, the property
adjacent to the north (application #Z14-340). The MOD application will be required to reevaluate the landscaping performance points and parking lot
landscaping for the site, as well as revise the site drawing to incorporate the new connected walkway to Lot 13 to the south. The MOD application must
be reviewed and approved prior to the approval of a Site Plan application.
The crosswalk connecting the adjacent property to the north has been removed. The curb cut and ramp remains to
create an accessible entry drop off.
3. As proposed, it is unclear how a service vehicle will access the refuse enclosure. In the formal application, please clarify if these are individual totes that
will be taken out to an accessible location to be collected or if they are dumpsters. Refer to Solid Waste Division comments below.
Service vehicles will access trash and recycling totes that are pulled curbside. See A1.00 for their location on the
drawing.
4. Refuse enclosure must meet all standards of Section 38.520.070.C including, but not limited to, the landscaping screening and horizontal cover.
A horizontal covering over the trash enclosure has been added.
5. If electrical and utility meters are mounted in a location visible from the street, pedestrian pathway, shared open space, or shared auto courtyards,
they must be screened with vegetation and/or integrated into the building's architecture, per Section 38.520.070.D.
The electrical meter is located on the south side of the building. RE: A3.00 A1.00 and A2.20 for additional information.
6. Section 38.510.030.H.2, planting areas between the sidewalk and the building, outdoor storage, or parking areas must be at least 20 feet in depth and
are encouraged to meet the landscaping standards of Division 38.550. Departure: Reductions in the landscaping frontage may be considered for low
volume and low visibility streets entirely within the industrial zone. Land uses with a higher density of employees warrant standard landscaping and
pedestrian access provisions. If the applicants wish to apply for a Departure, a detailed description must be provided with a formal departure request in
the formal application. Be mindful that Manley Road is experiencing more development now than in previous years, and there is residential
development across the street from this subject property.
A zone of 20’+ has been allocated as a landscape and outdoor area between the building and the sidewalk for Manley
Road.
7. Landscaping plan was not provided and could not be reviewed. Landscaping standards of Section 38.550 must be complied with in the formal site plan
submittal. Generally, no trees may be planted within 10’ of a utility line. Contact the Forestry Division for detailed information.
A landscaping plan has been provided. The future landscape has been designed to accommodate city requirements.
8. This property has a trail frontage on west property boundary. Per Section 38.510.030.I, the review authority requires a connection to be made from the
sidewalk through the parking lot to the trail (see image of proposed location, below). A crosswalk must contain contrasting material (such as concrete)
and/or patterns (such as stamped asphalt), excluding painted surfaces per Section 38.540.040.C. BMC Section 520.040.C.5 requires connections to
adjacent properties include parks and trails.
A crosswalk access pathway has been created to connect the sidewalk at Manley road to the trail frontage at the west
property boundary.
9. Per Section 38.520.040.D, all internal pathways must have a minimum five-foot-wide unobstructed surface, except where a pathway is adjacent to
perpendicular or angled parking. An extra two feet of walkway width must be provided to mitigate for parked vehicles overhanging the walkway. The
pathways perpendicular to the footpaths must be at a minimum 7’ wide.
A 7’ wide pathway has been accommodated at locations where perpendicular parking is adjacent to the path.
10. Per Section 38.520.040.D, pathways must be separated from structures by at least three feet of landscaping.
All pathways have been separated from buildings along all facades. The west façade’s pathway runs adjacent to the
building for building entry access.
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11. All metal siding must meet the minimum gauge thickness standard of 24 gauge, per Section 38.530.060.C.2.
All metal siding is a minimum of 24 GA.
12. The south elevation of the building currently has “blank walls” as defined in Section 38.530.070. These untreated walls must be mitigated anywhere
they are visible from a public street, pedestrian-oriented space, common usable open space or pedestrian pathway (both on this subject property and
off).
The south elevation has been designed to accommodate the “blank wall” requirement. The eastern zone of the south
façade has been screened with landscape and contains a material change per 38.520.070, C.1. and C.5. The western
portion of the south façade is hidden from public view by the building to the south.
13. Sec. 38.540.050, a minimum of three bicycle parking spaces must be provided (at least 10% of the number of automobile parking stalls required).
4 bicycle parking spots have been provided on site with close proximity to the building entry.
Advisory Comments
14 An additional departure fee is required at the time of the Site Plan application, per the 2018 adopted Fee Schedule. An additional $228 must be paid on
top of the base fees, per departure.
Noted.
15. The Plans and Specifications (PLS) form, Color & Material Palette: this project can be considered a “smaller less complex project” and a color/material
palette can be provided on an 11x17 color sheet. Please reference this comment during the Completeness Review.
A Material Palette is provided on A3.00 and A3.01.
Solid Waste Division Comments
1. Need detailed plan for refuse enclosure.
A detailed refuse enclosure has been provided on sheet A1.01
2. Must have 50 feet of straight approach to front of refuse enclosure.
The trash and recycle totes will be pulled to the curb (see A1.00 for location) for trash pick-up.
3. Refuse enclosure will need to be covered per Section 38.520.070.C.
The refuse area is covered with a sloped roof. See A1.01 for detailed information.
Fire Department Division Comments
1. The access road on the West edge of the property should be designated for a Fire Lane. Reference 2012 International Fire Code D103.6-103.6.1.
The access road on the west edge of the property has been designated for a Fire Lane. The appropriate signage and
curb striping are indicated on the plan per the 2012 International Fire Code, Section D106.6.
Engineering Division Comments
1. Proposed trees along Manley Road must be relocated out of the 12 foot utility easement.
The proposed trees have been moved outside of the 12’ utility easement.
2. A sidewalk must be installed by the applicant along Manley Road if the project is constructed prior to the creation of the Manley Road SID.
A sidewalk location has been dashed in if it is required by the city.
Advisory Comments
1. The applicant must include a drainage system design and maintenance plan. The city's requirements are contained in the Design Standards and
Specifications Policy and the City modifications to Montana Public Works Standard Specifications.
A drainage system design and maintenance plan has been included with this submittal.
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2. BMC (Bozeman Municipal Code) Sec 40.03.960 - If any food preparation tenants are anticipated in the building, a grease interceptor conforming to the
latest adopted edition of the Uniform Plumbing Code must be installed with any development responsible for food preparation.
No food preparation tenants are anticipated in the building.
3. Adequate snow storage must be indicated on the Site Plan prior to approval. Snow storage located behind parking stalls in a development that provide
only the minimum required parking will not be considered sufficient.
Snow storage is indicated on page C1.0 of the civil site plan document.
4. The Engineer must provide information regarding onsite post-construction stormwater Best Management Practices (BMPs) with the Site Plan
application. The Stormwater Division encourages the applicant to review the Montana Post-Construction Storm Water BMP Design Guidance Manual
(Manual) available at www.bozeman.net/stormwater. The Manual provides detailed information regarding innovative, space saving, and aesthetically
pleasing industry standard practices capable of meeting the City’s stormwater runoff and treatment requirements, including bioretention, permeable
pavement/pavers, extended detention, and infiltration basins. Please contact the City’s Stormwater Division at (406)582-2270 or Kyle Mehrens
kmehrens@bozeman.net with questions.
Post-construction stormwater BMPs are outlined in the Storm Water Maintenance Plan.
5. The applicant must submit an estimate for peak-hour and average daily sewer flow generated by the project with the Site Plan application.
The peak and average sanitary sewer flows generated form the site have estimated in the document “Peak and
Average Sanitary Sewer Flow Rate Calculation” provided in Section 11.0.
6. If not already filed for the subject site, the applicant will need to provide and file with the County Clerk and Recorder's office executed Waivers of Right
to Protest Creation of Special Improvement Districts (SID’s) for the following:
a. Street improvements to Manley Road including paving, curb/gutter, sidewalk, and storm drainage
b. Street improvements to Griffin Drive including paving, curb/gutter, sidewalk, and storm drainage
c. Intersection improvements to Manley Road and Griffin Drive
The document filed must specify that in the event an SID is not utilized for the completion of these improvements, the developer agrees to participate in
an alternate financing method for the completion of said improvements on a fair share, proportionate basis as determined by square footage of
property, taxable valuation of the property, traffic contribution from the development, or a combination thereof. The applicant must provide a copy of
the filed SID waiver prior to site plan approval.
A Waiver of SIDs is provided Section 10.0.