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HomeMy WebLinkAbout04_Lmbryd CONR Responses Plan Review - Review Comments Report Project Name: 22095 The Lumberyard CONR Workflow Started: 3/8/2022 3:55:41 PM Report Generated: 07/18/2022 12:33 PM report from ProjectDox by Avolve Software REVIEW COMMENTS REF # CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS 1 CD Technician Jonathan Fuller 6/7/22 4:28 PM Checklist Item Missing First page of the Concept Review Application filled out found at: https://www.bozeman.net/home/showpublisheddocument/650/637769762334000000 Responsed by: Lee Elder - 6/7/22 4:46 PM Added 001_CONR_APP. Resolved 2 1 Solid Waste Russell Ward 6/15/22 2:33 PM Changemark SLD Waste 1. need 50 foot straight approach to front of refuse enclosure. 2. no curbing allowed within the 50 foot straight approach must be at street level. 01_Proposed Site Layout_Pg 3_CONCEPT.pdf Acknowledged, curb shown in front of the trash loading area will be laid down to be flush with street level. Trash will be rolled out to loading area on trash day by the property manager. Info Only 3 1 Solid Waste Russell Ward 6/15/22 2:33 PM Changemark SLD Waste 1. on BLDGS 1,2,3,4,5 if using a trash room it needs to be written into covenants that it is managements responsibility to move refuse containers to tip pad on collection days. 2. the tip pads will need to be heated. 01_Proposed Site Layout_Pg 3_CONCEPT.pdf BLDGS 1,2,3,4,5 will have a trash room with garage door for roll-out bins. Clubhouse will have a small recycle and trash bin in the maintenance room to roll out on trash day. Info Only 4 1 Solid Waste Russell Ward 6/15/22 2:37 PM Changemark SLD Waste need detailed plan for refuse enclosure refuse enclosure will need to be covered 01_Proposed Site Layout_Pg 3_CONCEPT.pdf N/A – All trash will be stored in interior trash rooms, no exterior refuse enclosures. Info Only 5 1 Planning Susana Montana 6/17/22 3:36 PM Changemark ground floor entrances to face street 22095; The Lumberyard CONR 04_Block Frontage Classification.pdf 1. A Common Boundary Info Only Plan Review - Review Comments Report Project Name: 22095 The Lumberyard CONR Workflow Started: 3/8/2022 3:55:41 PM Report Generated: 07/18/2022 12:33 PM report from ProjectDox by Avolve Software 1. Correct Site boundaries. Please provide a copy of the current, recorded subdivision plat and highlight the lot and blocks to be included in the application. Any site plan for this proposal can be reviewed concurrently with a Subdivision Exemption application to re- arrange lot lines but cannot be approved prior to recordation of that amended plat. 2. Land Use. The property is designated â Community Commercial Mixed Useâ on the Bozeman Community Plan Future Land Use Map (FLUM). The Site is zoned B-2, Community Business District and has a 2007-adopted PT Planned Unit Development (PUD) overlay. The PT PUD was adopted in 2007, Project No. Z-06230, and was amended in 2008. The PUD establishes the Site and PUD plan area for commercial uses and purposes with open space lots provided on the wetlands (see att ached PUD land use map). The residential uses of The Lumberyard proposal are not allowed by the commercial land use designations of the PUD. A PUD amendment would be required to permit residential use within the proposed Lot 1, Block 2 and Lot 1A, Block 3. When you amend the PUD ordinance to allow residential uses, be sure to include definitions of the various types of dwellings you wish to provide, such as â micro unitsâ , â carriage houseâ , apartment buildings and â live-work unitsâ if your live-work units differ from the definition in UDC 38.700.110. Note the UDC 38.700.020 definition of Apartment Building. What you are proposing are a series of apartment buildings. You will want to request relaxation from the Conditional Use requirement for apartment buildings and for ground floor residential, per Table 38.310.040.C; you would ask that they are permitted as a principal use. The Lumberyard Studios project would have accessory spaces on each floor for residents (of that floor, I assume) to use and enjoy. The dwellings of that project must have their own sanitary (bathroom) and cooking facilities to be deemed a dwelling unit per 38.700.050 and the International Building Code definition: â A single unit providing complete, independent living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking and sanitation.â When you amend the PUD to allow the housing, you may want to amend the PUD design standards and block frontage standards to match your â streetscape approachâ , at least for your Lumberyard subarea of the overall PT PUD. Note that the current PUD regulations of the Bozeman Municipal Code (BMC) Unified Development Code (UDC) is under consideration to be replaced by a new set of options called â Planned Development Zonesâ created to â Provide community benefits through the creation of affordable housing, inclusion of environmentally sustainable design features, and retention of historic structuresâ . The 2007 PT PUD would be deemed an â Individual Legacy Planned Unit Developmentâ which would be governed by, and may be amended pursuant to the rules regarding PUDs in effect prior to the effective date of the new PDZ ordinance. You will want to add a Relocation was completed in April 2023. 2. The property zoning has been changed to B-2M allowing residential uses. Additionally, the property was removed from the PUD in 2023. 3. We are only submitting for the multifamily project on the East Block, now. The other parcel is being sold to an affordable housing developer. Plan Review - Review Comments Report Project Name: 22095 The Lumberyard CONR Workflow Started: 3/8/2022 3:55:41 PM Report Generated: 07/18/2022 12:33 PM report from ProjectDox by Avolve Software relaxation to the UDC 38.400.090 access standard as part of the PUD amendment. You must demonstrate that the new design is superior to the UDC standard and positively addresses the health and safety of the site and neighborhood. If you vary from the UDC parking requirements of 38.540, such as your on-street parking length standard of 38.540.050.A.1.a(1), you will want to add those relaxations to the PUD amendment application. As a â Legacyâ PUD amendment, in order to qualify for any additional UDC relaxations, per UDC 38.430.A.4.c, you must demonstrate in your application narrative that the alternative standard would produce a product/design superior to the UDC standard. If you do qualify to ask for the relaxation(s), you must also meet the PUD Performance Standards of 38.430.090.E.2.a (7). 3. Site Plan Applications. You propose to develop the project in three subareas and three separate site plan applications. Will you submit the three simultaneously? If you seek to phase the development of the Site into three phases, you must submit a Master Site Plan for the three phases. You may also submit your first phase individual site plan per 38.220.080 and 100 and, for the wetland areas, submit materials per 38.220.020 and 130. We would review the Master Site Plan and Phase 1 site plan concurrently. The Master Site Plan is effective for up to 5 years and each Site Plan is effective for 1 year per 38.230.140. 4. Block Frontage design standards. The frontages of all streets bordering the Site are designated â Otherâ and must follow the block frontage design parameters of the UDC Table 38.510.030.G. The 10â setback must be landscaped. Ground floor residential units must meet the Special Residential Block Frontage standards of UDC 38.510.030.J. 5. Table 38.320.050, 15â floor to floor height. See Note 21 for the definition of Floor to Floor heights which apply only to the ground floor commercial space. 6. Note that the 10â utility easement has nothing to do with block frontage designations. To the extent that a 10â utility easement is situated along the street frontage and utilities are placed therein, landscaping must be placed therein in such a way to avoid underground utility lines (see 38.550.050.K, Coordination with utilities). 7. Overlay Districts. Signal Payback District, Street Light District, and Midtown Urban Renewal District. Please provide a map exhibit showing the Farmers Canal easement in relation to the Block 2 properties, per 38.410.060.D. 8. Road classifications: Patrick, N. 14th Avenue and Tschache are local streets. N. 11th Avenue, N.15th Avenue and Baxter are collectors. 4. Understood, all frontages will be “Landscape” Block frontage. 5. Understood, floor- to-floor heights will be per UDC 38.320.050 Plan Review - Review Comments Report Project Name: 22095 The Lumberyard CONR Workflow Started: 3/8/2022 3:55:41 PM Report Generated: 07/18/2022 12:33 PM report from ProjectDox by Avolve Software 9. 38.410.100 Watercourse setbacks, Wetlands delineation. Regarding development of Block 2, we will need a wetlands delineation report for the Master Site Plan with enough detail as to the location of the wetlands and the PUD-required 35-foot watercourse setback to be able to use for the individual subarea site plans. 10. Housing affordability. Since the dwelling units of the Studio project are small, it seems appropriate to office common open space for those tenants. The Lot 1A, Block 3 open space and recreation facility is some distance from the Studio building, Are those facilities offered to the Studio tenants at no additional cost (other than their rents)? Attachments: 1. PUD land use map 2. PUD recorded relaxations and conditions 3. PUD ordinance No mixed-use or commercial buildings are proposed so 38.320.050 does not apply 6. Landscaping within the 10’ utility easement has been designed to not interfere with utilities. 7. The Farmer’s Canal Easement is not located on the Lumberyard Flats property. It appears that it is located approximately 100’ feet west of the property on the existing watercourse off- site. 8. Acknowledged. All site access will be from local streets. Plan Review - Review Comments Report Project Name: 22095 The Lumberyard CONR Workflow Started: 3/8/2022 3:55:41 PM Report Generated: 07/18/2022 12:33 PM report from ProjectDox by Avolve Software 9. The previous property owner obtained a permit from the Army Corps of Engineers to modify existing wetlands in this area. The City reviewed this wetland permit and the work was completed in 2021. As of completion of this work, there are no wetlands within the Lumberyard Flats property or adjacent streets. Additionally, Block 2 is not a part of the Lumberyard Flats project. 10. The former Studio and Office project is now 14th and Patrick Affordable Housing, located on Lot 1, Block 2 of PT Land Phase 2 Subdivision. 6 1 Planning Susana Montana 6/17/22 3:38 PM Changemark Planning comment attachments PUD The PUD documents are in PDF format so I will attach them to the City Document folder. 01_Proposed Site Layout_Pg 3_CONCEPT.pdf Thank you. The Lumberyard Flats property (Block 2 and 3) has been removed from the PUD. Info Only Plan Review - Review Comments Report Project Name: 22095 The Lumberyard CONR Workflow Started: 3/8/2022 3:55:41 PM Report Generated: 07/18/2022 12:33 PM report from ProjectDox by Avolve Software 7 1 Engineering Suzanne Ryan 6/23/22 1:55 PM Library Comment DSSP Section V.A. - A water design report must be prepared by a professional engineer for the proposed project. The water distribution system must be designed to meet the maximum day demand plus fire flow and the peak hour demand. Acknowledged. This information is provided with the Site Plan submittal. Info Only 8 1 Engineering Suzanne Ryan 6/23/22 1:55 PM Library Comment DSSP Section V. B. - Sanitary Sewer System Design Criteria: The applicant must provide an estimate of the peak-hour sanitary sewer demand certified by a professional engineer for the proposed project prior to site plan approval. Acknowledged. This information is provided with the Site Plan submittal. Info Only 9 1 Engineering Suzanne Ryan 6/23/22 1:56 PM Library Comment BMC 40.04.530 - Watercourse Protection: Where a development is crossed by or is adjacent to a watercourse, the developer must mitigate the impacts of the development on the watercourse. The previous property owner obtained a permit from the Army Corps of Engineers to modify existing wetlands in this area. The City reviewed this wetland permit and the work was completed in 2021. As of completion of this work, there are no wetlands or watercourses within the Lumberyard Flats property or adjacent streets. The 50’ watercourse setback does not enter the Lumberyard Flats property. Info Only 10 1 Engineering Suzanne Ryan 6/23/22 1:56 PM Library Comment 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. The existing stormwater ponds were completed with the road construction project. These ponds were designed to mitigate storm runoff from the off-site streets and the Lumberyard Info Only Plan Review - Review Comments Report Project Name: 22095 The Lumberyard CONR Workflow Started: 3/8/2022 3:55:41 PM Report Generated: 07/18/2022 12:33 PM report from ProjectDox by Avolve Software Flats property and have been approved by the COB Engineering Department. The design report is included with the Site Plan submittal. 11 1 Engineering Suzanne Ryan 6/23/22 1:56 PM Library Comment 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. See above response. Info Only 12 1 Engineering Suzanne Ryan 6/23/22 1:57 PM Library Comment 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 record Form. DRAFT Waivers of Right to Protest Creation of Special Improvement Districts will be executed prior to Site Plan Approval. The specific improvements will be identified during Site Plan Review. Info Only 13 1 Engineering Suzanne Ryan 6/23/22 1:57 PM Library Comment DSSP Plans and Specifications Review Policy A. -Plans, specifications, and submittals for public infrastructure improvements must be submitted to the City Engineering Department (engsubmittals@bozeman.net) for infrastructure review. (List Improvements) Acknowledged. Info Only 14 1 Engineering Suzanne Ryan 6/23/22 1:57 PM Library Comment DSSP Fire Service Line Standard - Plans, specifications, and submittals for all fire service lines greater than 4 inches in diameter must be submitted to the City Engineering Department (engsubmittals@bozeman.net) for review. Acknowledged. Info Only Plan Review - Review Comments Report Project Name: 22095 The Lumberyard CONR Workflow Started: 3/8/2022 3:55:41 PM Report Generated: 07/18/2022 12:33 PM report from ProjectDox by Avolve Software 16 1 Engineering Suzanne Ryan 6/23/22 1:57 PM Library Comment BMC 38.410.130 - Water Rights - The applicant must contact Griffin Nielsen with the City Engineering Department to obtain a determination of cash-in-lieu of water rights (CILWR). CILWR must be paid prior to site plan approval. Acknowledged. Contacted Griffin Nielsen and received guidance from him that he would be performing the official water adequacy/CILWR fee determination with the site plan review. As such, he requested we go ahead and submit the applications without the CILWR determination. Correspondence with Griffin Nielsen is included as an exhibit in the application, for reference. . CILWR will be paid prior to Site Plan Approval. Info Only 17 1 Engineering Suzanne Ryan 6/23/22 1:57 PM Library Comment BMC 38.410.060 - Easements: All Easements indicated below must be provided on city standard easements templates. Drafts must be prepared for review and approval by the city with site plan submittal. Signed hard copies of the easements must be submitted to the city prior to site plan approval. The applicant may contact the review engineer to receive standard templates. (the City Standard Easement Templates are attached with this transmittal.) Acknowledged. Executed easements will be provided to the City prior to Site Plan approval. Info Only 18 1 Engineering Suzanne Ryan 6/23/22 1:57 PM Library Comment The subject property is located within the Baxter Lane Hampton Water Loop payback district boundary. If the subject property did not participate in the original cost of construction of improvements the subject property will be accessed a payback charge prior to (planning application approval). Reference document (paste link). Acknowledged. Info Only 19 1 Engineering Suzanne Ryan Library Comment The applicant is advised that the proposed project falls within the Bozeman Solvent Site boundary. The applicant must contact the City's solvent site consultant, Jim Sullivan, the Acknowledged. Because of this all irrigation on site will be from City water. Info Only Plan Review - Review Comments Report Project Name: 22095 The Lumberyard CONR Workflow Started: 3/8/2022 3:55:41 PM Report Generated: 07/18/2022 12:33 PM report from ProjectDox by Avolve Software 6/23/22 1:57 PM Principal Engineer at Tasman Geosciences, Inc. and the DEQ project manager, Katy Frye for additional information on construction requirements within the solvent site. 21 1 Engineering Suzanne Ryan 6/23/22 1:57 PM Library Comment BMC 38.270.020 - Construction Routes: A construction route map must be provided showing how materials and heavy equipment will travel to and from the site. Acknowledged. This information is provided with the Site Plan submittal. Info Only 22 1 Water and Sewer Division Nick Pericich 6/30/22 8:12 AM Changemark W/S Pressure zones There are three different pressure zones surrounding this project. The water services you show in the change mark area are better served by a lower pressure zone than what you show on these plans. The pressure on the south zone at that boundary is around 165-170 psi. If you want to have a greater discussion about is going on in this area, I'm happy to schedule a meeting with you. 01_Proposed Site Layout_Pg 3_CONCEPT.pdf Acknowledged. All buildings are served off of the lower pressure zone. Info Only 23 1 Stormwater Division Adam Oliver 7/1/22 11:52 AM Changemark STORM This drainage easement along the east side of the site needs to be addressed. Currently, it dead ends or flows over the Tschache right of way, but it needs to be conveyed appropriately. Access for maintenance and clearance from trees to stormwater mains will also need to be considered. 07_Stormwater Concept Strategy_CONCEPT.pdf The approved off-site road construction plans show this pipe being continued to the Tschache Lane storm drain. The easement will remain in place. The pipe can be accessed from 11th Avenue and impacts to landscaping will be considered in design. Info Only 24 1 Stormwater Division Adam Oliver 7/1/22 11:52 AM Changemark STORM 38.220.080.2.g At Site Plan submittal, contours and utilities should be shown on-site and to a distance of 200ft outside the plan boundary. 07_Stormwater Concept Strategy_CONCEPT.pdf Acknowledged. Info Only 25 1 Stormwater Division Adam Oliver 7/1/22 11:52 AM Changemark STORM Capacity will need to be shown by the methods outlined in DSSP. This pond has been observed to be at capacity. 07_Stormwater Concept Strategy_CONCEPT.pdf The pond stormwater ponds were completed with the off-site road construction project. The completion of Info Only Plan Review - Review Comments Report Project Name: 22095 The Lumberyard CONR Workflow Started: 3/8/2022 3:55:41 PM Report Generated: 07/18/2022 12:33 PM report from ProjectDox by Avolve Software the work restored the capacity to the stormwater ponds. 26 1 Parks Department Matthew Lee 7/6/22 9:48 AM Comment BMC 38.420.020 - Parkland should be provided as a combination of CILP and land dedication. Update parkland tracking table to show land given at 6 DU/acre. Current CILP value is $2.30/sf and this valuation is finalized at time of Final Plat. IILP is preferred over CILP to enhance the parkland. Based on subsequent conversations with the Parks department, parkland will be provided through CILP. Info Only 27 1 Parks Department Matthew Lee 7/6/22 9:48 AM Comment BMC 38.420.110 - Provide connections to existing and proposed trails. From our review it appears that all existing and proposed trails nearby will be connected by existing and new sidewalks. The on- site circulation proposed is designed to facilitate movement to and from adjacent trails. Info Only 28 1 Building Division Kevin Bailey 7/7/22 3:16 PM Changemark BLDG-kpb IBC Section 419.7 requires Live/Work units to be accessible 02-01_Proposed Building Elevations.pdf No longer applicable. Info Only 29 1 Building Division Kevin Bailey 7/7/22 3:18 PM Changemark BLDG-kpb THe State has adopted the 2021 Building Codes. THe City will be adopting them in July. 01_Proposed Site Layout_Pg 3_CONCEPT.pdf Acknowledged. Info Only 30 1 Building Division Kevin Bailey 7/7/22 3:21 PM Changemark BLDG-kpb This project is subject to IBC Chapter 11 and ICC A117.1-2017 01_Proposed Site Layout_Pg 3_CONCEPT.pdf Acknowledged. Info Only Plan Review - Review Comments Report Project Name: 22095 The Lumberyard CONR Workflow Started: 3/8/2022 3:55:41 PM Report Generated: 07/18/2022 12:33 PM report from ProjectDox by Avolve Software 31 1 Parks Department Matthew Lee 7/7/22 3:44 PM Comment Resolution 4784 - The criteria established in Resolution 4784 explains why parkland is preferred within this project. Since this is a greenfield development, there are minimal physical barriers to developing a new park. Moreover, this development would be receiving a density bonus by only giving parkland up to 6DU/acre required even though the net residential density is beyond that. This parkland would enhance the area for residents, since access options to nearby parks is limited. Based on subsequent conversations with the Parks department, parkland will be provided through CILP. Info Only 32 1 Engineering Suzanne Ryan 7/8/22 2:21 PM Library Comment BMC 38.220.020 A. - The developer must provide the community development department with a copy of all required streambed, streambank or wetlands permits, or written notification from the appropriate agency that a permit is not required, prior to the commencement of any work on the site and/or final plat approval, whichever is sooner. These permits include but are not limited to: 404 permit Permits for this work were obtained by the previous landowner and the work was completed in 2021. With the completion of this work there are no wetlands, watercourses, or setbacks within the Lumberyard Flats property. Info Only 33 1 Engineering Suzanne Ryan 7/8/22 2:21 PM Library Comment Concurrent construction has been an identified purpose of the initial project review. The applicant must complete the following concurrent construction form (https://www.bozeman.net/home/showpublisheddocument/11704/637769761956630000) to receive concurrent construction approval for on site or adjacent improvements associated with site development. Acknowledged. Concurrent construction will be requested for buildings and on-site public utilities. The concurrent construction materials are provided with the Site Plan submittal. Info Only 34 1 Engineering Suzanne Ryan 7/8/22 3:13 PM Library Comment BMC 38.220.080 A. 2.i. - A traffic impact study will be required for the proposed development which will need to discuss how much daily traffic will be generated on existing local and neighborhood streets, roads and alleys, when the subdivision is fully developed. Thank you for the comment. Per discussions with Engineering, a traffic letter was requested and is included in the Site Plan Submittal. Info Only 35 1 Engineering Suzanne Ryan Changemark ENG N 15th Access BMC 38.400.090 Spacing for a full access on a Collector must be at least 330'. The access 01_Proposed Site Layout_Pg 3_CONCEPT.pdf No longer applicable. Info Only Plan Review - Review Comments Report Project Name: 22095 The Lumberyard CONR Workflow Started: 3/8/2022 3:55:41 PM Report Generated: 07/18/2022 12:33 PM report from ProjectDox by Avolve Software 7/8/22 3:25 PM on N 15th is not 330' from either intersection. Engineering does not support and access on the curve on N 15th. 36 1 Engineering Suzanne Ryan 7/8/22 3:25 PM Changemark ENG N 14th Access BMC 38.400.090 All access on local streets must be spaced at least 40' apart. Consolidation of access points onto public streets, to achieve a distance between access points in excess of the minimum standards in this section, is desired and must be considered during all levels of site plan review. 01_Proposed Site Layout_Pg 3_CONCEPT.pdf The proposed accesses on N 14th are greater than 40’ apart. Info Only 37 1 Engineering Suzanne Ryan 7/8/22 3:25 PM Changemark ENG Water DSSP V.A.5. All main extensions shall be looped where possible. Connect the N/S water main back into the main on Patrick Street. 01_Proposed Site Layout_Pg 3_CONCEPT.pdf While this connection would be favorable, it would require the installation of a Pressure Reducing Valve, which requires significant operation and maintenance cost by the City. Traditionally, the City has strived to minimize the number of PRVs, to simplify operation. The different pressure zones don’t allow the typical benefits of looping, since water can only flow one way in the pipe. For that reason the water main has been looped to 14th which is in the same pressure zone. Info Only