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HomeMy WebLinkAboutThe Ugly Onion Site Plan Narrative1 The Ugly Onion Mixed Use Site Plan Application Narrative Revised August 2023 Contents: I. Project Summary II. Site Design III. Building Design IV. Requested Departures V. Response to Concept Review Comments VI. Attachments (other documents): - Development Review Application Form - N1 Noticing Checklist Form & Adjoiners List - Glen Lake Subdivision Traffic Study - Stormwater, Water, & Sewer Design Summary Report - Glen Lake Subdivision Plat Map - Water Service Calculation Worksheet - Site Lighting Fixture Cut Sheets - SID Waiver - The Big Ugly LLC Operating Agreement - Email Correspondence 2 I. Project Summary The Ugly Onion Mixed-use project proposes new development of industrial & residential use on a single undeveloped parcel in the Glen Lake Commerce Subdivision located off Manly Road and Iron Horse Road in the M-1 zoning district. The underlying land use is designated as “Maker Space mixed Use” and both Manley and Iron horse Block frontages are classified “other”. The development consists of one mixed-use, 3-story building and basement level containing manufacturing/industrial, warehouse, restaurant seating area, and residential dwelling units. Site Improvements include but are not limited to surface parking, vehicular and pedestrian circulation, and a small outdoor seating area. This project will contribute a diverse mix of uses, including a much-needed high density of housing, to Bozeman and specifically this vibrant vicinity. By nature of the mixed-use typology, this project will increase the opportunity for a more walkable and bikeable lifestyles connecting residents and commercial tenants with other nearby businesses, services, restaurants and parks. II. Site Design Access, Vehicle Circulation, and Parking The development is accessed by a single drive access off Iron Horse Road which provides vehicular access to a surface lot containing on on-site parking spaces. This drive measures approximately 80 feet at its deepest point from the road well short of the 150 foot “dead-end” and therefore provides ease of maneuvering of fire and sanitation apparatus. The primary non-residential building entrances are located along Manley Road and are accessed from both Manley and Iron Horse and parking area with sidewalks. A secondary service entry for non-residential staff is located on the West side of the building directly off the parking area, This entry incudes a an overhead door but is not intended to be used as a loading dock. The residential units (located on upper floors) are accessed via a stair located on the West side of the building. A covered walkway also provides a private access connecting this ingress with the Manley Road frontage Both the non-residential and residential spaces are interconnected and accessible by sidewalks located off both Manley and Iron Horse frontages. Parking is provided in a single surface lot located on the West side of the site and accessed directly from Iron Horse Road. Additionally, two street parking spaces are available for residential tenants along Iron Horse. Nine (9) surface parking spaces are provided including one (1) van accessible space. No parking is provided within the building. The applicant proposes to provide a shower, lockers, and covered bike parking for a 10% reduction of non-residential parking required per BMC section 38.540.050.A.2.6.Due to the mixed-use nature of the development, the applicant seeks to utilize the available 100% reduction of residential spaces required per BMC section 38.540.050.A.1.b.2 as the required number of residential parking is less than the required non-residential parking. Additionally, the applicant seeks to utilize the 10% reduction of required non-residential parking spaces due to the proximity to a new covered bus stop proposed on Griffin Drive per BMC section 38.540.050.A.2.b.4. as the proposed bus shelter is within 800 feet of this parcel. 3 Landscaping and Open space All site area not covered by building footprint or hardscape will be landscaped. The Landscape focuses on drought tolerant design practices and is punctuated by enhanced landscaping along both the Manley and Iron Horse Road street frontages. The design includes a mix of Large Canopy trees, ornamental trees, and landscape beds of various plantings and mulch ground covering. Turf areas are limited to the boulevard. Landscape screening is provided at utility meter and refuse enclosure locations. See the requested departure below for proposed alternative solutions for screening selected trash enclosure elevations. A small outdoor seating area is provided on the Southeast corner of the site for staff and patrons of the non-residential uses and is entirely within the front yard setback. On site residential open space will be provided with by a combination of private dwelling unit balconies compliant with BMC 38.520.060.B.3 and a shared “rooftop” deck (BMC 38.520.060.B.5) located on the second level and accessible to all residential tenants. This shared deck will be provided with raised planter beds and serve as a pocket community garden space in addition to providing seating and space for views and reflection. No usable commercial open space is required as this is an industrial zone per BMC 38.520.060.C. Trash & Recycling Trash and recycling will be provided with a single 450-gallon refuse tub and two large rolling recycling totes located in a single refuse enclosure, which was deemed most appropriate based on previous correspondence with city staff. The enclosure is located on the North side of the entry/parking drive access and has been sited to allow for the most appropriate collection vehicle apparatus approach. The intent is for the collection vehicle to back into the parking aisle, then pull forward to collect the tub from the right side of the truck, then exit straight into Iron Horse Road. The enclosure is clad in similar building materials as the proposed building and will be partially screened with landscaping as required by the BMC. See the requested departure below for proposed alternative solutions to selected trash enclosure frontages. This refuse enclosure is uncovered, as the collection vehicle requires the lifting the tub above head to transfer refuse to the truck. III. Building Design Building Composition and Use The proposed building is three stories in height with a basement level and contains warehouse, manufacturing/industrial, indoor seating, and residential uses. The building is sited along the Manley Road frontage. 4 The basement and main level will be utilized by a single non-residential tenant. This tenant is a catering & pizza business and will utilize this facility for preparation of pre-packaged food, off-site catering events, and to-go pizza, The main level will primarily contain manufacturing facilities for the aforementioned food preparation and a small retail area for food pickup with indoor and outdoor seating. The food pickup area is envisioned as a “bodega” rather than a restaurant, and seating will be provided for patrons picking up, but no restaurant service will be provided. 1- Uses Diagram (Yellow: Warehouse; Blue: Manufacturing/Industrial; Purple: Seating Area Green: Residential Dwellings The basement level is proposed as warehouse space and will contain storage for the food preparation use on the ground level. The basement level also contains a staff restroom including a shower and required lockers for the aforementioned parking reduction. The upper two levels (levels 2 & 3) will consist of three (3) two-story dwelling units: two (2) one-bedroom units and one (1) two-bedroom unit with living spaces on level 2 and bedroom and office spaces on level 3. The residential units are accessed from a covered stair situated between the parking area and the building that can be approached either from a covered entry along Manley Road or from the parking area. The second level will also contain a “rooftop” community garden deck to partially satisfy the residential open space requirements as mentioned above. 5 Exterior Architectural Design The building is roughly 38-feet tall. The building will likely be composed of a material palate of corrugated metal siding, and wood & steel accent elements. In general the design of building elevations is varied in order to provide visual interest and to meet all BMC block frontage and massing and articulation standards. The footprint of the building can be described as serrated. This design strategy will help to break up the mass of the buildings into smaller, mor appropriately scaled elements. The primary formal massing elements are asymmetrical gable roof forms which are inspired by nearby industrial buildings as well as the “stepped” ridgeline of the “surrounding mountain ranges. Individual dwelling units are staggered in plan, creating a dynamic façade and varied roofline. The non- residential ground floor (level 1) is distinguished from the dwelling units on upper levels by contrasting exterior materials and fenestration details. This creates a subtle language which “reveals” the nature of the inside use (residential or non- residential) through the exterior design of the buildings. Buildings are primarily clad with corrugated metal siding and roofing and accented with cementitious panel siding. Again, the more mono-chromatic use of corrugated metal for the siding and roofing material is derived from the utilitarian vernacular of surrounding industrial buildings. Cementitious panel siding is used as a secondary cladding material to provide high contrast with the metal siding in order to articulate the building facades and punctuate the underside roof forms. Non-residential entries are highlighted with ample storefront glazing to maximize transparency between buildings, streets, and sidewalks. IV. Requested Departures 1. This project seeks departure relief from BMC section 38.520.070.C.2 regarding landscape screening around service enclosures. Due to the tight site dimensions and the location required for the trach enclosure, the applicant proposes a departure to the screening requirements on the Northeast side of the enclosure facing the parking lot. The applicant proposes the use of a painted graphic of a mountain peak applied to the cladding on this elevation in lieu of the five-foot landscape buffer in order to provide visual interest while maximizing space for parking. See plans, elevations, and landscape sheets for more detail and location of proposed enhancements. 2. This project seeks departure relief from BMC section 38.520.040.D.3 regarding a three-foot landscape strip in between pathways and buildings. Due to the tight site dimensions the applicant proposes a departure to the screening requirements on pathway between the parking lot and the building. The applicant proposes the use of a painted graphic of landscape scenes to the cladding on this elevation in lieu of the three-foot landscape buffer in order to provide visual interest while maximizing space for parking. See elevation sheets for more detail and location of proposed enhancements. 6 V. Applicant Responses to Conceptual Review Comments REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION 1 CD TechnicianJonathan Fuller2/8/23 1:32 PM Checklist ItemIncorrect Naming Protocol- Drawings and Documents must be labeled according to our naming protocol: https://www.bozeman.net/home/showpublisheddocument/11487/637715546662639664 Responsed by: scott freimuth - 2/8/23 2:48 PMfile names have been revised per the provided linked document 2 CD Technician Jonathan Fuller2/8/23 1:32 PM Checklist Item Drawings- please separate drawings into two Pdfs so that there is only one Pdf per title. Responsed by: scott freimuth - 2/8/23 2:49 PM The first page in the PDF - the single page drawing has been uploaded and the file name has been revised 3 CD TechnicianJonathan Fuller2/8/23 1:32 PM Checklist ItemIf you have any other site plans, elevations, isometric drawings, that could help the City provide feed back, they are welcome, but not necessary. 4 1 AddressingJ Connelley2/21/23 4:49 PM CommentThis building/lot already has an address of 2210 Iron Horse Road on it. We can discuss units further in the process. 5 1 Engineering Alicia Paz-Solis2/22/23 9:25 AM Comment Special Improvement District (SID) Waiver - City of Bozeman Resolution 5076, Policy 1: The applicant must provide and file with the County Clerk and Recorder's office executed Waivers of Right to Protest Creation of Special Improvement Districts (SID’s) on City standard form for the following:1. Street improvements to Manley Road including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. 2. 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 the 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 the site plan approval. Please select and fill out the appropriate template found in City Documents and Staff Reports folder. The applicant acknowledges this address An SID waiver has been included in the application documents 6 1 Parks DepartmentMatthew Lee2/22/23 10:37 AM CommentBMC 38.420.020 - Project needs to include a parkland tracking table showing parkland required and parkland provided on the project cover sheet. Since there is a 1DU parkland exemption for new developments, parkland is required for 2 DU at 0.03 acres/DU. In total, 0.06 acres of parkland is required. CILP is recommended for this project. Current CILP value is $2.60/SF. 7 1 Fire DepartmentScott Mueller2/22/23 11:05 AM CommentAs proposed, due to size of basement and residential units on upper levels, these conditions will require fire sprinkler and fire alarm systems. Also, due to commercial for-profit use, even light duty cooking use, if grease laden vapors are produced, a commercial type one hood with suppression will be required. Depending on pizza oven chosen, suppression coverage for that is per manufacturer. 8 1 Building DivisionBen Abbey2/22/23 11:06 AM ChangemarkBLDGGrease-interceptor is required. Non-commercial cooktop does not mean it's still not a commercial kitchen use. Hood system required. 002 The Ugly Onion CONR Narrative.pdf 9 1 EngineeringAlicia Paz-Solis 2/22/23 11:24 AM CommentBMC 38.410.130. – Water Adequacy: The development will need to satisfy the water adequacy code requirement prior to a future site plan approval. If sufficient water rights can’t be provided to offsets the development's annual demand then a cash-in-lieu of water rights (CILWR) payment will be required. The City assesses the CILWR fee at a rate of $6,000 per acre-foot. The fee determination will take place during the site plan review, however if there are any questions or if a preliminary review is desired please contact Griffin Nielsen with the Engineering/Utilities Department directly at gnielsen@bozeman.net or (406) 582-2279. 10 1 EngineeringAlicia Paz-Solis2/22/23 11:25 AM CommentSump Pumps - A sump pump connection to the sanitary collection system or to the public right-of-way is not allowed. An engineered drywell or retention system may be permitted; however, the applicant will need to provide infiltration data and calculations demonstrating that the drywell or retention system is sized to infiltrate the volume and flow rate from the sump pump. 11 1 EngineeringAlicia Paz-Solis 2/22/23 11:36 AM CommentTraffic Impact Study (TIS) Subdivision - Please confirm that this site plan falls within the anticipated impact identified in the original Glen Lake Commerce Subdivision TIS; submit the original Subdivision TIS and provide documentation that the trip generation for this site plan is in line with or is less than the trip generation utilized in that TIS. 12 1 EngineeringAlicia Paz-Solis2/22/23 11:44 AM CommentSite Plan Requirements - Please refer to the City of Bozeman Design Standards and Specifications (DSSP) Section I.D for site plan submittal requirements (e.g. sanitary sewer and water service line connections). A parkland tracking table and CILP calculation has been provided on A00 - Cover Sheet The applicant acknowledges these requirements and will be providing a CILWR payment The applicant acknowledges these requirements. Design & compliance of these items will be demonstrated in the bulding permit application submittal The applicant acknowledges these requirements. Design & compliance of these items will be demonstrated in the bulding permit application submittal The applicant acknowledges these requirements. Location of the grease interceptor has been shown in this application. Further Design & compliance of these items will be demonstrated in the bulding permit application submittal The applicant acknowledges these requirements. The required infromation has been provided in the Civil drawings. Uses proposed within this development are consistent with section D "Proposed development" in the Glen Lake Subdivision TIS, which has been included in the application documents. 7 13 1 Engineering Alicia Paz-Solis2/22/23 11:54 AM Comment DSSP Plans and Specifications Review Policy A -Plans, specifications, and submittals for public infrastructure improvements must be submitted to the City Engineering Department through the engineering Project Dox Portal (https://www.bozeman.net/services/development-center) for infrastructure review. 14 1 Engineering Alicia Paz-Solis2/22/23 11:57 AM Comment Stormwater Subdivision - If stormwater runoff generated from the proposed development was accounted for within the Glen Lake Commerce Subdivision Stormwater Management Plan, the applicant must confirm this is the case and verify current standards will be met for the proposed The applicant acknowledges these requirements. The applicant acknowledges these requirements. The required infromation has been provided in the Stormwater, Water, & Sewer Summary and Civil drawings. development as part of the formal Site Plan submittal. Confirm stormwater metrics for the site match the metrics in approved master site plan storm water design report (DSSp II).DSSP Section II A. 4 - The applicant must include a storm drainage plan with post-construction storm water management controls that are designed to infiltrate, evapotranspire, and/or capture for reuse the post-construction runoff generated from the first 0.5 inches of rainfall from a 24-hour storm preceded by 48 hours of no measurable precipitation. DSSP Section II C - The applicant must provide on-site detention with release rates limited to predevelopment runoff rates. Retention ponds must be sized based on a 10-year, 2-hour storm intensity.Montana Post Construction Storm Water BMP Design Manual - The proposed project is located in an area that is known to have seasonally high groundwater. The applicant must demonstrate that seasonal high groundwater will not impact the function or maintenance of the proposed facilities. Industry guidance recommends a three-foot minimum separation from the bottom of the proposed facility to the underlying groundwater table. The applicant must provide local seasonal high groundwater elevations to support the proposed design. 15 1 Building Division Ben Abbey2/22/23 12:03 PM Changemark BLDG - Sprinklers24.301.146 (17) d. more than 2 stories in other than dwelling units. Fire Sprinklers shall be required. 004 A10 Conceptual Site Plan.pdf 16 1 EngineeringAlicia Paz-Solis2/22/23 12:08 PM CommentBMC 38.400.100 - Street vision triangle - The plans need to show the vision triangles extending to the centers of the roadways. 17 1 Engineering Alicia Paz-Solis2/22/23 12:09 PM Comment BMC 38.410.070, DSSP Section V.A and V.B - Water & Sewer Demand - Prior to a determination of adequacy the applicant must provide an estimate of the peak-hour sanitary sewer demand as well as the average and max day demands of domestic water usage for the proposed site development. The estimates must be certified by a professional engineer. Please include relevant Glen Lake Commerce Subdivision Water & Sewer Design Report information/excerpts. 18 1 Solid WasteRussell Ward2/22/23 1:14 PM ChangemarkSLD Waste1. must have 50 foot straight approach to front of refuse enclosure. 2. need a detailed plan for refuse enclosure 3. will need a turn around for refuse truck so they can exit property without having to back out onto road. 004 A10 Conceptual Site Plan.pdf 19 1 EngineeringAlicia Paz-Solis2/22/23 2:29 PM CommentBMC 40.03.930.A.13 - Discharge Prohibitions: 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. 20 1 Engineering Alicia Paz-Solis2/22/23 2:32 PM Comment Plat Note - Environmental Assessment: The applicant is advised that a Phase I Environmental Assessment was conducted on the subject property (Terracon Project Number #AJ167008, March 30, 2016). The assessment identified two soil piles with petroleum constituents above laboratory detection limits. In addition, a number of other soil piles where identified and not tested. The City does not have enough information on the current status of these piles or if any onsite mitigation has occurred. Prior to site plan approval, the applicant must provide written documentation and professional certification that any affected soil encountered has been The applicant acknowledges these requirements. Design & compliance of these items will be demonstrated in the bulding permit application submittal Application materials have been revised to incorporate this requirement The refuse enclosure has been revised per correspondance with Russell Ward. See the "Trash & "Recycling" section of this application and drawing A11 - Site Details for more information on the refuse enclosure and details The applicant acknowledges these requirements. The required infromation has been provided in the Civil drawings. A recently completed topographic survey found no such piles to exist on the site. Furthermore the application has completed a public records request from the Montana DEQ yielding no results on any known unresolved environmental issues at this location. An estimate has been provided in the Stormwater, Water, & Sewer Summary removed from the site, properly characterized, treated/and or disposed in accordance with applicable local, state, or federal regulations.    21 1 EngineeringAlicia Paz-Solis2/24/23 5:29 PM CommentBMC 38.270.030.C - Completion time for site development: Provision of municipal central water distribution, municipal sanitary sewer collection systems, streets, and stormwater systems means that the criteria in either subsection a or subsections b and c are met. All improvements must be installed prior to the issuance of a building permit (pursuant to the criteria established in subsection a) for any building within the site, except when concurrent construction is an identified purpose of the initial project review and approved pursuant to the criteria established in subsection b and c of this section. 22 1 Planning Nakeisha Lyon3/7/23 9:20 PM Library Comment Please provide bicycle parking dimensions and details accordingly per Sec. 38.540.050.A.5. 23 1 Planning Nakeisha Lyon3/7/23 9:20 PM Library Comment Please provide a landscaping plan and irrigation plan in conformance with Division 38.550. 24 1 PlanningNakeisha Lyon3/7/23 9:20 PM Library CommentProvide height and details of landscape screening walls along Iron Horse in conformance with Sec. 38.350.060. The applicant acknowledges these requirements. Application materials incorporate the information requested The applicant acknowledges these requirements. The required information has been provided in the Landscape drawings. The applicant acknowledges these requirements. The required information has been provided in the Landscape drawings. 8 25 1 Planning Nakeisha Lyon3/7/23 9:20 PM Library Comment Sec. 38.550.050.C.2.a. Please ensure screening of parking lot along the rear/side setback and Iron Horse Road is in conformance with these provisions. 26 1 PlanningNakeisha Lyon3/7/23 9:20 PM Library CommentSignage must be applied for under a separate building and sign permit. 27 1 Planning Nakeisha Lyon3/7/23 9:20 PM Library Comment Please ensure conformance with lighting standards Division Sec. 38.570. 28 1 PlanningNakeisha Lyon3/7/23 9:43 PM Library CommentOwnership. Please provide information ownership information regarding Ivar Jones’ ability to sign off on the development application for The Big Ugly LLC. 29 1 Planning Nakeisha Lyon3/7/23 9:43 PM Library Comment The rooftop deck located on the second level that has partial cover may be considered a rooftop deck per BMC 38.520.060.B.5. This rooftop deck is subject to the standards of BMC 38.520.060.B.5. and additionally, must comply with Sec. 38.350.050. for permitted encroachments. 30 1 PlanningNakeisha Lyon 3/7/23 9:43 PM Library CommentSec. 38.400.100.B. Street vision triangles for collector and local streets. The street vision triangle at the intersection of Manley Road and Iron Horse Road overlaps with the rear of parallel parking space 3. Please relocate this parking space accordingly. 31 1 PlanningNakeisha Lyon3/7/23 9:43 PM Library CommentPlease ensure conformance with Sec. 38.510 of the BMC and the Other Block Frontage standards for both Iron Horse Road and Manley Road. 32 1 Planning Nakeisha Lyon3/7/23 9:43 PM Library Comment BMC 38.510.030.G - Other block frontages - Transparency - Other buildings designed with non-residential uses on the ground floor within 10' of sidewalk, at least 30% of the ground floor between 4'-8' above the sidewalk (Northeast towards Manley Road). Other buildings, at least 10% of the entire façade (all vertical surfaces generally facing the street). (southeast and The applicant acknowledges these requirements. The Big Ugly LLC operating agreement has been included in this appication The applicant acknowledges these requirements. Application materials incorporate the information requested Application materials incorporate the information requested Application materials incorporate the information requested Application materials incorporate the information requested Application materials incorporate the information requested southwest towards Iron Horse Road). Please provide transparency calculations in conformance with this provision. 33 1 PlanningNakeisha Lyon 3/7/23 9:43 PM Library CommentBMC 38.510.030.G - Other block frontages - Please provide a glass sample to demonstrate transparency. This may be established through a physical sample or photograph of the glass with something behind the glass to show its transparency. 34 1 PlanningNakeisha Lyon3/7/23 9:43 PM Library CommentBMC 38.510.030.G - Other block frontages - Weather Protection: Please demonstrate at least 3' deep over primary business entry as it appears that an awning is proposed on the elevations but not detailed in the site plan. 35 1 PlanningNakeisha Lyon3/7/23 9:43 PM Library CommentBMC 38.510.030.G - Other block frontages - Parking Location: A 10' buffer of landscaping between the street and off street parking areas meeting the performance standards of division 38.550 is required. Please demonstrate this on a landscaping plan during the formal site plan submittal for the parking lot area adjacent to Iron Horse Road. As landscaping screening is proposed on the conceptual site plan, however, not in conformance with the other block frontage standard, either amend this design or apply for a departure per Sec. 38.510.030.H.1. 36 1 PlanningNakeisha Lyon 3/7/23 9:43 PM Library CommentBMC 38.510.030.G - Other block frontages - Landscaping: Please demonstrate conformance with the landscaping provision in Table 38.510.030.G which includes landscaping of the area between Iron Horse Road and Manley Road and the building, low level landscaping between the windows on the building and street, and plant materials to screen any blank wall areas. As this is a utility easement, please be mindful of the proposed plantings within this area. 37 1 PlanningNakeisha Lyon 3/7/23 9:43 PM Library CommentBMC 38.510.030.I - Trail/park frontages. Trail/park frontages. Where a property fronts onto a park or a public trail, such frontages must comply with the mixed block frontage standards set forth in subsection D of this section. For non-residential developments/uses where the review authority determines that an orientation to the trail would not be appropriate based on the context of the site, the development must be subject to the standards for "other block frontages" set forth in subsection G above, with a minimum building setback of 20 feet from the applicable park/trail right-of-way, easement, or property line. Please apply for a departure from the minimum setback standards denoted for the trail frontage applicable to accommodate the 10’ feet setback per Sec. 38.510.030.G.3.a. This will allow for the consistent applicability of the 10’ setback along this corridor with adjacent properties to the north. 38 1 PlanningNakeisha Lyon3/7/23 9:43 PM Library CommentBMC 38.220.080. Site plan submittal requirements - The application must meet the SP form requirements during the formal Site Plan Submittal. This comment is not applicable and has been disregarded per email correspondence with Nakeisha Lyon. See attached email correspondence. The applicant acknowledges these requirements. The applicant acknowledges these requirements. The required information has been provided in the Landscape drawings. A physical glass sample can be provided. The applicant acknowledges these requirements. The required information has been provided in the Landscape drawings. Application materials incorporate the information requested