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HomeMy WebLinkAbout004 Project NarrativeSynergy Engineering and Konsulting Sundance Springs Phase 1B Commercial Lot 2 Project Narrative Sundance Springs Comm Lot 2 is a proposed commercial development located within Bozeman city limits at the intersection of South 3rd Avenue and Little Horse Drive. The proposed development includes two buildings (East and West buildings) with respective footprints that are 3,008 and 3,206 square feet. Each building will contain two stories and be 29’-8” tall with a basement. The buildings will be multi-use with offices on the upper levels and lower-level retail spaces including a neighborhood market and a brewery or restaurant. The goal of the proposed development is to be a neighborhood stop with easy pedestrian access that minimally impacts the existing residential area. The lot is bordered on the north and west by a heavily-used trail system, owned by the Sundance Springs Subdivision, that connects with the extensive “Main Street to the Mountains” trail system linking southeast Bozeman to downtown. To the south, the lot backs up to subdivision open space with a creek. The proposed development will tie into the existing trail system to preserve neighborhood aesthetics and enhance the current use of the site. A 3’ high landscaped berm is proposed to screen the parking lot from South 3rd Avenue. The proposed site plan includes 44 parking spaces. For the size and uses of the proposed site, gross expected parking demand is 68 total spaces. Allowable parking reductions per Bozeman’s municipal code sec. 38.540.050-4 decreases the minimum parking requirements to 41. Two of the proposed parking spots are ADA van-accessible. In keeping with the project’s design intent, there are 20 designated bicycle parking spaces to encourage non-motorized access and trail system use. The developer has presented the proposed design to the Sundance springs HOA board and will continue open dialogue with the HOA as the project moves forward. Estimated construction timeframe is spring/summer 2022. Synergy Engineering and Konsulting · 3731 Equestrian Lane STE 102, Bozeman, MT 59718 · 406-624-6137 Synergy Engineering and Konsulting Synergy Engineering and Konsulting · 3731 Equestrian Lane STE 102, Bozeman, MT 59718 · 406-624-6137 Site Information: • The lot is zoned B1 (neighborhood zoning district). The block frontage for the West building is landscape and the block frontage for the East building is mixed-use. • The adjacent lots to the north and east are open space/trail systems owned by the subdivision. The lot to the south across Little Horse Drive is an undeveloped commercial lot. The lot to the west across South 3rd Avenue is an agricultural lot. • The site has no existing structures. A trail system owned by the Sundance springs subdivision borders the lot on the west and north sides. There is some existing mature landscaping on the site that will be preserved with the proposed design. • The lot is 1.31 acres in size. Lot size and width exceed the PUD B-1 zoning standard. Administrative approval of a legal nonconforming lot pursuant to BMC 38.380.030 is requested. The project was submitted for Concept Review Application #20298 to the City of Bozeman in fall of 2020. Comments were received from the DRC on October 1, 2020 and from Engineering on November 6, 2020. Responses to comments are listed below corresponding to the numbering indicated in the comment letters. Community Development Department Comments (October 1, 2020): 1. BMC 38.410.100.A.1.a(1)b. Watercourse Setback – The watercourse setback has been labeled on Sheet C-101 as Middle Creek Ditch, the formal name provided by COB. Dimensions to nearest relative features to watercourse setback are shown on Sheet C-101. A wetland delineation was completed by Confluence Consulting, Inc. in September 2020. The mapped wetland is not within the site boundary and shown on Sheet C-101. 2. 38.510.020 F.1 and 38.510.030.I. Block Frontage orientation a. Parking has been removed from this frontage. b. Building #2 (East building) meets mixed block frontage standards with a minimum building setback of 10-feet to the open space/trail easement. Pedestrian circulation is shown on sheet C-104. A pedestrian connection from the existing trail to the sidewalk entrance to building #2 is provided. 3. BMC 38.510.030.C Landscape Block Frontage - 10-foot-wide landscape setback is provided and is shown on Sheet C-101. 4. BMC 410.020.A Neighborhood Center – Applicant agrees with comment. 5. On-site consumption of alcoholic beverages is unconfirmed by the Developer. Special User permit requirements are noted by the applicant and will be applied for at a future time as necessary. 6. Lot Size a. Administrative approval of nonconforming lot area conditions is requested in narrative above. Synergy Engineering and Konsulting Synergy Engineering and Konsulting · 3731 Equestrian Lane STE 102, Bozeman, MT 59718 · 406-624-6137 b. Applicant agrees with comment. 7. Setbacks – The 13.47-feet open space easement is shaded and labeled on Sheet C-101. 8. BMC 38. 400.110 and 38.420.110 Transportation Pathways a. Existing and proposed trails shall be constructed in accordance with Class II trails. COB detail 02529-18 is shown on Sheet C-507. b. Pedestrian Circulation is shown on Sheet C-104 which includes proposed trails. c. No sidewalk exists along S. 3rd Ave. The project boundary is separated from S. 3rd Ave by Sundance Springs Subdivision Phase 1B open space land. d. Sidewalks adjacent to perpendicular parking are shown as 7 feet wide on the attached pedestrian circulation plan Sheet C-104. e. BMC 38.400.110.G and 38.420.110.E and F – Public access easement and maintenance agreement for existing trails – Easement documentation is provided in the site plan submittal. Easements are delineated on the provided plat map. 9. Parking – The revised parking table is shown on Sheet C-103. Frontage designation is shown on Sheets C-101 and C-103. 10. BMC 38.520.040 a. Sidewalk widths are labeled on sheets C-101, C-103, and C-104. b. Pedestrian crosswalk is shown on the pedestrian circulation plan on sheet C-104. Materials are called out as “contrasting material and/or patterns” or “stamped asphalt”. c. Pathways from drive aisle to bicycle parking is shown on the parking plan sheet C-103. d. Pedestrian pathways to building entrances are shown on the pedestrian circulation plan on sheet C-104. 11. Designated open space is shown on the site plan Sheet C-11. Open space calculations are shown on the cover sheet C-001. 12. 38.520.070 B. Loading Zones – Loading zone is shown on Parking Plan sheet C-103. 13. BMC 38.220.100 Landscape Plan a. Landscape plan has been updated. b. Calculation Box as required by BMC 38.220.100.C.5 through 10 and 17 is shown on landscape plans. c. Legend and species are updated on revised plans. d. Internal sidewalks are now 7 feet in width. e. Open space calculation is shown on Civil Cover Sheet C-001. f. Pedestrian connections to entrances are shown on the pedestrian circulation plan sheet C-104. g. Minimum 3-feet landscaping separation between sidewalk and building façade is shown on the Site Plan sheet C-101. h. The note has been added to the Parking Plan sheet C-103. 14. BMC 38.520.070 Service Areas and Mechanical equipment – The trash enclosure and turn around are shown on Sheets C-101 and C-103. Synergy Engineering and Konsulting Synergy Engineering and Konsulting · 3731 Equestrian Lane STE 102, Bozeman, MT 59718 · 406-624-6137 15. BMC 38.570.010 Lighting – Parking Lot lighting and exterior light fixtures are provided on Sheets E0.1-0.3 and E1.0. 16. Building Design - Building narrative addressing façade is provided on architectural cover sheets. 17. BMC 38.410.130 Water Rights – Applicant shall provide cash-in-lieu payment to COB. Bozeman Fire Department 1. A fire apparatus turn-around meeting the standards of the 2018 International Fire Code is provided and is shown on sheets C-101 and C-103. Bozeman Solid Waste Division 1. Location of refuse enclosure is shown on Sheet C-103. 2. Refuse enclosure details are shown on Sheet C-507. 3. Refuse enclosure shall be covered. Northwest Energy – The applicant will apply for new construction through the NWE online portal and will work directly with NWE. Stillwater Architecture has developed a lighting and electricity plan for the project. Engineering Comments (November 6, 2020): Applicant Questions 1. All materials required in DEQ-1 sec. 1.1.1-1.1.14 are provided in the attached water design report and PWS plan sheets. SEAK left a message for Lance Lehigh on January 12 2022 requesting further information on the MFE through City of Bozeman. No response has been received. 2. Water and Sewer main connections shown tie into Little Horse Drive. a. Application includes water, sewer, and stormwater reports. b. All service lines are under 150 feet. Lighting 1. BMC 38.570.030 – Lighting site plan is provided on sheet E1.0. Stormwater 1. Stormwater report and design are included following DSSP requirements. 2. Stormwater design is based on retention ponds sized for a 10-year, 2 -hour storm intensity. 3. Groundwater depth has been estimated at greater than 9 feet and proposed retention ponds are 2-2.5 feet in depth. A minimum 6.5-foot separation is maintained. Synergy Engineering and Konsulting Synergy Engineering and Konsulting · 3731 Equestrian Lane STE 102, Bozeman, MT 59718 · 406-624-6137 4. BMC 38.410.080 – Stormwater facilities are not within the front setback. Transportation 1. BMC 38.400.090 (D) (2) Access a. No drive access exists on adjacent properties. b. The scale has been checked and confirmed on all drawings. 2. Taylor Lonsdale was contacted on January 18 2022 by Marlene Sadaj, PE with SEAK, regarding bike path addition to South 3rd Avenue. Water Rights 1. Brian Heaston was contacted and instructed applicant to work with Griffin Nielsen. Giffin Nielsen indicated that CIL requirements would be determined after the site plan submission has been formally received by the City of Bozeman. Waterwater 1. Peak-hour sanitary sewer demand is included in the sewer report certified by Marlene Sadaj, PE. Water 1. Water Riser Room – Mechanical room is shown on architectural plans.