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HomeMy WebLinkAbout002_Narrative December 2024 Project No. 24141.01 SITE PLAN APPLICATION ALTOS PHOTONICS BOZEMAN, MONTANA APPLICATION NARRATIVE INTRODUCTION On behalf of Altos Photonics, Sanbell is submitting this Site Plan (SP) Application for the development of the new Altos Photonics building on the northeast corner of North Rouse Avenue and East Tamarack Street. LOCATION The development site is located on the northeast corner of the intersection of North Rouse Avenue and East Tamarack Street in Bozeman, Montana. The legal description for the site is: Northern Pacific Addition, Tract 24A, Block 116, S06, T02 S, R06 E, Acres 0.456. EXISTING SITE CONDITIONS The development site is bounded to the south by East Tamarack Street, to the west by North Rouse Avenue, and residential lots to the east and north. The development site is zoned Northeast Historic Mixed Use (NEHMU) District. The development site is designated as “Community Commercial Mixed Use” by the Community Plan Future Land Use Map. Currently Lots 19-21 are developed with a residential building and detached garage. Lots 22-24 are also developed with a commercial building and associated parking lot. Due to the new development, we propose aggregating the lots into four lots through a subdivision exemption application. Page 2 of 10 PROJECT GOALS, DEVELOPMENT PLAN, & DESIGN INTENT The goal of the project is to design, entitle, and construct the private improvements necessary to construct the Altos Photonics Building. The design is driven by the function of this building and corresponding site constraints. PROJECT TIMELINE The intent is to receive Site Plan approval for the proposed private improvements in the spring of 2025 so that construction can take place in the spring/summer of 2025 and be completed within approximately 18 months. PROPOSED USES The proposed site is intended to be used by Altos Photonics, a couple tenant spaces, and a small restaurant/café space. These are “Principal Uses” in the NEHMU zoning district. BLOCK FRONTAGE The proposed development block frontage standard is “Mixed”. Therefore, “Mixed” block frontage standards will be met along North Rouse Avenue and East Tamarack Street. East Tamarack Street will also be treated as the primary frontage for the development. This was discussed and supported by staff during the Pre-Application meeting. BUILDING CONCEPT The building is a three (3) story standard wood framed structure with concrete floors and a below grade level. The building design is intended to meet or exceed the Montana High-Performance Building Standards. The main floor area is 4,212 sf. The main floor will have two (2) tenant spaces facing Rouse Ave. The remaining area on the main floor is dedicated to storage and deliveries. A loading area for delivery of goods to be manufactured on site faces the parking lot on the east side. The lower-level area is 3,970 sf. The lower level will house the clean room lab area for testing of manufactured elements, storage, small meeting space for employees, and a locker/changing room with showers. The lower level has a walk-out patio facing Rouse Ave. The patio is to serve as a landscaped entrance to the lower level. The second-floor area is 4,137 with a 189-sf deck. The second floor is dedicated to supporting office and meeting spaces with a breakroom and exterior balcony. The third-floor area is 876 sf with a 686 sf deck. The third floor has a breakroom with Page 3 of 10 kitchenette and conference room that opens to a rooftop deck. The roof deck has a tensile roof element. The mechanical shall be located and screened on this roof as well. The upper roof will have photovoltaic panels. The roof system shall be a single ply membrane roof. The exterior finishes shall be vertical and horizontal metal siding, flat panel metal siding, and horizontal wood siding accents. SITE IMPROVEMENTS New construction will include one (1) structure including light manufacturing, storage, sales, and a small restaurant space. The corresponding site improvements will include parking, driveways, stormwater management, parking lot, building landscaping, and landscape and irrigation improvements for the boulevard. PHASING The intent is to entitle and construct all the improvements in one phase. LANDSCAPE Landscape improvements comply with block frontage, parking screening, and the new City of Bozeman Landscape and Irrigation Performance and Design Standards Manual. Standard improvements include boulevard planting, street trees, and parking landscaping and trees. Hardscape materials include pavers and concrete. The lower-level patio uses a series of concrete retaining walls to create terraced planting areas and a seat wall with a bench for the lower-level patio. The main level patio on the west side of the building includes a concrete patio with stairs and ramp access. The main building entry includes a paver landing with stairs and ramp access. Raised steel planters and edging are used throughout the landscape. Bike racks are located on the north side of the building. RESPONSES TO INFORMAL COMMENTS The responses to the City of Bozeman’s Informal Comments dated 08/26/2024 have been addressed in blue font below. 1. Must have 50-foot straight approach to front of refuse enclosure. no raised curbing or parking allowed within the 50-foot approach. 2. need a detailed plan for the refuse enclosure. 3. refuse enclosure will need to be covered. a. Trash enclosure was rotated so a 50-foot straight approach could be achieved. Detailed information of the refuse enclosure is included with the site plan submittal. Refuse enclosure will be covered. Page 4 of 10 2. Where is the covered parking located? Please provide a detail of the type of bike rack and its covering. a. Covered bike parking is located on the north end of the building. Details are included with this site plan submittal. 3. Where is the bus stop? Please describe the location of the bus stop and its distance to the site. a. The bus stop is located west of North Rouse Avenue on East Tamarack Street. However, we are not using the bus stop for parking calculations anymore. 4. Cafe or coffee house. See the definition of convenience use in Article 7 and in 38/.360.110. a. Acknowledged. 5. Covered bike rack specs. We did not receive the Arch sheet with this submittal. a. Acknowledged. Covered bike rack details are included in this submittal 6. Non-residential open space per 38.520.060.C. Is the common commercial open space all on the roof? Is there any that is weather protected? a. Non-residential open space is not required. Project site is less than 1-acre. 7. Parking lot screening along east boundary. Thank you. a. Acknowledged. See Landscape Plan. 8. It appears that the buildings that are currently on these lots are going to be replaced with this building. Once the amended plat is recorded and these plans are approved, a new address can be assigned to this new structure. a. Acknowledged. 9. Trash enclosure. Please check with Rus Ward, Sanitation Division Superintendent, to see if the garbage truck can access the enclosure without damaging the landscape bulb to the west. a. Acknowledged. Page 5 of 10 10. Permit applications. We are in receipt of the Subdivision Exemption application to combine the two lots; project No.24416. You are aware that this project requires a commercial Certificate of Appropriateness (COA) application for the demolition of the two buildings and a site plan application for the new building. a. Acknowledged. 11. W/S Valve locations. In this case the valve for the fire service will be in the street at the main and that will be a tapping valve as well. The curb box for the water will need to be just inside the property line there and not in the porch or elevated entryway. a. Acknowledged. Valve moved to the street near the main. The curb box was also moved just inside the property line. 12. W/S Sewer Service. To use an existing service, you will need to video inspect the service and make sure it's in good condition and submit that video to the water and sewer division for review. If there are any deficiencies, they would need to be corrected to be able to use the existing service. This is generally something I would require at the building permit level (not as a requirement to get a building permit, but as work that would need to be done with it) , but it may help you in planning in this case to know about this. a. Acknowledged. Will have Client video inspect the service to make sure it’s in good condition. 13. No new historic inventory form is required since there is one from 2020. a. Acknowledged. 14. Since this property falls into the NCOD, ensure that the design of the site and building conforms with 38.340.050 and the NCOD Design Guidelines: https://www.bozeman.net/home/showpublisheddocument/8932/637413117338300000 and that it is addressed with the formal submittal narrative. a. Acknowledged. 15. WTRCON Backflow. Current backflow device (double check valve) does not meet the 2021 Uniform plumbing codes criteria for backflow prevention in a high hazard zone (irrigation and landscaping). Table 603.2 and 602.3 2021 UPC. A backflow device compliant with the City’s currently adopted plumbing code (2021 Uniform Plumbing Code) for use in an irrigation system is required. See Page 6 of 10 City of Bozeman Landscape and Irrigation Performance and Design Standards Manual, Section 3.3.1 Irrigation Design Standards, Backflow Device and Control. a. Acknowledged. 16. WTRCON Controller. Rainbird ESP-ME3 controllers require both a Link Wifi module and rain sensor to meet Watersense criteria. Watersense labelled controllers are required. See City of Bozeman Landscape and Irrigation Performance and Desing Standards Manual, Section 3.3.1 Irrigation Design Requirements, Backflow Device and Controller. a. Acknowledged. 17. WTRCON Water Velocity. Appendix A Section 107.1 of the 2021 Uniform plumbing code specifies a water velocity limit of 10 feet per second. The City of Bozeman Water Utility uses Type K copper tubing for service line connections. 35 GPM through a 1" Type K copper tube will create a water velocity of 14 feet per second. When designing the irrigation system, size pipes to not exceed a velocity of 10 feet per second. a. Acknowledged. Irrigation system designed to a max velocity of 5 feet per second. 18. 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. Improvements that must be submitted for infrastructure review are as follows: Boulevard reconstruction and access aprons, fire line, and 4" domestic water service. a. Acknowledged. A separate infrastructure submittal will be submitted. 19. Aggregation of existing lots in the site plan footprint, through the subdivision exemption process must be approved prior to site plan approval. a. Acknowledged. 20. Boulevard landscaping and sidewalk must be submitted for review and approval through the infrastructure review process and any landscaping planned for the boulevard should meet City standards as outlined in the DSSP and with respect to block frontage standards reviewed and administered by the City planning division. Please submit plans showing landscaping detail Page 7 of 10 sufficient for planning and engineering preliminary review with subsequent site plan submittals. a. Acknowledged. 21. BMC 38.400.060.B.2 Alleys - The applicants request for a departure for the alley section is denied. Provide 20' Right of way through the subdivision exemption process or via a public alley and utility easement, with 16' driving surface. In addition, the alley should extend from the access to the eastern property line. a. Acknowledged. 2-feet of additional right-of-way will be granted. 22. ENG - Public Accesses and Intersections. BMC 38.400.090.H - The applicant must submit at Modification of Property Access Standards to the review authority prior to access approval, addressing the conditions listed in section 3.a-f. a. Acknowledged. The Modification of Property Access is included in this site plan submittal. 23. BMC 38.220.080 A. 2.g. - The applicant must submit a peak hour trip generation value to the City to determine whether a traffic impact study is required. a. A trip generation letter is included with this site plan submittal. 24. The applicant must submit conclusive correspondence with MDT that the proposed access to MDT primary route right of way on North Rouse Avenue is approved as designed and for the proposed use, prior to site plan approval. a. Acknowledged. We have contacted MDT and are working with MDT to receive a letter stating that the proposed access to North Rouse Avenue is approved as designed for the proposed use. 25. 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. a. Acknowledged. A utility design report is included with this site plan submittal. 26. 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. Page 8 of 10 a. Acknowledged. A utility design report is included with this site plan submittal. 27. 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. a. Acknowledged. See sheet C4.1. A storm report is included with this site plan submittal as well. 28. 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. a. Acknowledged. 29. 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 basement or storm 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. Sump drains with connections to city systems are not permitted. a. Acknowledged. A sump pump will be included in the bottom of the elevator shaft that will discharge to the storm chamber system located east of the building. Groundwater monitoring data is included in the storm report. 30. BMC 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 cant 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. The City encourages the use of groundwater wells to supply irrigation demands, which in turn will reduce the CILWR fee. Applicant must obtain a pre-determination from the DNRC demonstrating that a well groundwater well may be permitted under Montanas exempt appropriation or that provide the water Page 9 of 10 right documentation if existing prior to finalization of the CILWR fee determination. Finally, the City would like to make the owner aware of an available CILWR rebate of approximately 20% for residential units if high-efficiency fixtures (toilets, washers, and shower heads) meeting the City Water Conservation Division standards are installed. The rebate would be released at occupancy and requires an agreement defining the terms and amount rebate be finalized and executed prior to final plan approval. If the owner is interested or has any questions please reach out to Griffin Nielsen. a. Acknowledged. Will contact Griffin Nielsen to coordinate CILWR fee and payment. 31. 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 apply for concurrent construction for on site or adjacent improvements associated with site development. a. Acknowledged. The specified form is included with this site plan submittal. 32. 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 find the City Standard Easement Templates in the City Documents and Staff Reports folder. (10' private utility easement, 20' Alley and utility easement) These templates represent the citys required easement. If the applicant chooses to request changes they must contact the development review engineer assigned to the project. If any changes are made to these templates the applicant must indicate in the document the specific changes when returned to the City. a. Acknowledged. Easements are included with the subdivision exemption. 33. 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 (SIDs) on City standard record Form. The form template specific to this application is uploaded in the City Documents file. a. Acknowledged. A draft of the Waiver of Right to Protest Creation of Special Improvement Districts (SIDs) on City standard record form is included in this site plan submittal. Page 10 of 10 34. NWE – Elec. These are single phase poles. If three phase is needed for the building, it will need to come from Rouse or Tamarack. a. Acknowledged. Power is currently proposed to come from Rouse. Will need to coordinate with NWE.