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HomeMy WebLinkAbout054 Site Plan ResponsesAtelier Mey www.ateliermey.net T: 612.414.7670 Shawna Meyer, AIA Christopher Meyer, AIA 7 BMC 38.540.050.A; (subsections 4, 5, and 6): Bicycle parking shall be provided for all uses included in the proposed project with access by both visitors and residents since this is a development that includes both. For residential uses in the building, the Applicant is required to provide bicycle parking at a rate of one (1) bicycle parking space per residential unit. These spaces may be placed on the interior or exterior of the building although it is preferred to have a mix given resident user patterns of both long and short-term storage. In addition, for non-residential spaces in the building, the Applicant is required to provide bicycle parking, as outlined in Table 38.540.050-6 of the BMC. Placement of the spaces for non-resident use should be as stated in 38.540.050.A.4 and 38.540.050.A.5. Theses spaces need to be accessible without controlled access to the interior of the building. BMC 38.540.050.A.5 (a-c): Provide information on type of rack provided on the exterior of the building so that it complies with the code. In addition, the bicycle parking on the exterior of the building appears to be more than 50' away from the main commercial entrance. Since this site is very confined due to size and coverage with the building configuration, placing the bicycle parking further from the entrance near the alley is obviously not ideal. If this is necessary due to site constraints it is advisable to sign the location of the bicycle parking if it is hidden behind the building. Additional bicycle parking is located along N 7th Ave adjacent to the commercial entry. Bicycle rack cut sheets are provided in the project narrative. **Please note unit plan layout and count updates in levels 2-4 A-1, Project Narrative 12 BMC 38.520.060.B.1.e Usable residential open space, shared rooftop decks. For mixed-use buildings, up to 100 percent of the required open space may be provided by shared roof decks located on the top of buildings which are available to all residents and meet the requirements of subsection B.5 below. Please update the submitted project narrative to describe how the proposed rooftop deck will comply with the requirements of subsection B.5 in order to qualify as usable open space. The updated information in the revised narrative for the proposed rooftop deck does not adequately address the criteria in BMC 38.520.060.B.5. Please submit documentation or drawings showing how the space will be enclosed with railings, landscaped, surfaced, and other amenities to demonstrate compliance with this section in order to count towards the required shared open space. Sheet A-12 added to show enlarged rooftop deck plan. Additional information added to the project narrative. Rooftop deck will be enclosed with 42" railings, surfaced with pedestal pavers that allow drainage to sloped insulation below, and furnished with seating. Landscaped planters will be maintained by building management and will not require irrigation. **Please note unit plan layout and count updates in levels 2-4 Narrative Submission, A-12 Principals: RESPONSE DRAWING TAG TRANSPORTATION CANDACE MASTEL PLANNING BAILEY MINNICH 3/7/2025 City of Bozeman Response to Site Plan Review Project Name: 24482 Missouri Heights SP 13 BMC 38.530.070.C. Blank Wall Treatments. Untreated blank walls visible from a public street, pedestrian-oriented space, common usable open space, or pedestrian pathway are prohibited. Blank wall is further defined in BMC 38.700.030 as a ground floor wall or portion of a ground floor wall that does not include a transparent window or door. The proposed northern elevation would meet the definition of a blank wall. Although staff is aware the intent of the proposed building is for a zero-lot line configuration, until a future building is constructed on the adjacent lot this northern wall would meet the blank wall definition. Staff recommends a temporary solution for the ground floor level which we could address in the staff report findings. Some temporary solutions available in the code include multiple vertical trellises or a mural, which could be removed at a future date. Please provide an updated elevation plan on how the applicant will address the ground floor level blank wall to continue adequacy review. The methods to treat blank walls under BMC 38.530.070.C list potential options for addressing the ground floor elevation. While one of those methods is a mural, the proposed painted infographics depicted on the north elevation would not qualify. Mural is defined in BMC 38.700.120 as "A visual representation using texture, colors, forms, or symbols, which does not meet the definition of a sign, placed on a solid, nontransparent vertical surface such as a wall of a building." Please provide a revision to the north elevation adding visual interest at the pedestrian scale or submit a mural which the director can review for approval. North wall elevation updated. Approach to appeal to pedestrian scale includes variation in corrugated metal panel. Siding to change colors, dimensions of panels to be coordinated with siding manufacturer but will appeal to pedestrian scale. A-10 15 BMC 38.540.050.A.5.c.3 Bicycle parking location. Bicycle parking may be provided within a building, but the location must be easily accessible. It appears the only access to the bike parking location in the basement level is through the residential areas which would not allow the general public to utilize the proposed bike parking. Please provide documentation on how the required bike parking for the commercial spaces will be accessible to comply with the requirements in order to continue adequacy review. The proposed bicycle parking along W Mendenhall and the alley is located more than 50-feet away from an entrance to the building the bicycle parking is required to serve per BMC 38.540.050.A.5.c.1. Since 2 of the proposed bicycle spaces are required for the commercial areas, the locations must be within 50-feet of the commercial entrances. See comment on Item #7 A-1 17 BMC 38.570.040.G.5 Miscellaneous site lighting specifications. All outdoor lighting must be designed and located such that the maximum illumination measured in footcandles at the property line may not exceed 0.3 onto adjacent residential properties and 1.0 onto adjacent commercial properties and public rights-of-way. The submitted photometric plan appears to show the site lighting along W Mendenhall exceeds the maximum 1.0 footcandle allowance onto the public right-of-way. Please submit an updated photometric plan showing compliance with this requirement to continue adequacy review. It appears with the changes to the updated lighting plan, all the numeric values were removed identifying the proposed lighting footcandles. Also, no information was provided on the building entrance lighting which must average 5.0 maintained footcandles per BMC 38.570.040.B. Please replace the numeric footcandles and include the average building entrances maximums on an updated lighting plan. See updated drawings and cut sheets provided.E210 18 BMC 38.570.040.G. Site lighting, miscellaneous site lighting specifications. Except as otherwise allowed in subsections E and G of this section, all lighting must comply with the following requirements. Portions of the submitted lighting plan include question marks indicating the applicant has not decided what light fixture will be installed. Please submit details and cutsheets for all proposed exterior fixtures demonstrating compliance with full cut-off requirements. Thank you for the updated lighting information. I'm still unclear if the proposed L-1 lights within the shared courtyard and along N 7th Ave will be dark sky compliant as they look like track lighting. Please explain how the lights will comply with 38.570.040.G.7. See updated drawings and cut sheets provided.E210 25 DSSP V. A. 3. 3. A design report prepared by a professional engineer licensed in the State of Montana demonstrating compliance with these requirements shall be submitted to and approved by the City of Bozeman prior to plan and specification submittal if using the self-certification process or with the plans and specifications if using the standard process for any new development. Design parameters and the critical conditions shall be shown on a overall plan of the study area. An overall plan of the development, including all areas outside of the study area which would naturally be served through the study area shall be included. Please add in fire flows and determine if the current 6 inch water main is adequate to serve the proposed development. If a fire hydrant is needed, that will also need to be considered in the report. This information is required at site plan to determine necessary infrastructure mitigation to serve the proposed development and feasibility. See water design report.Water Design Report ENGINEERING SUZANNE RYAN 26 DSSP V.B. 2. 2. A design report prepared by a professional engineer licensed in the State of Montana demonstrating compliance with these requirements shall be submitted to and approved by the City of Bozeman prior to plan and specification submittal if using the self-certification process or with the plans and specifications if using the standard process for any new development. Design parameters and the critical conditions shall be shown on an overall plan of the study area. An overall plan of the development, including all areas outside of the study area which would naturally be served through the study area shall be included. A sanitary sewer design report that includes the new service and 8 inch main connection into 8th must be included. This information is required at site plan to determine necessary infrastructure mitigation to serve the proposed development and feasibility. See sanitary sewer design report.Sanitary Sewer Design Report Atelier Mey www.ateliermey.net T: 612.414.7670 Shawna Meyer, AIA Christopher Meyer, AIA 1 1. need minimum of 50 foot straight approach to front of refuse container. 2. need detailed plan for refuse enclosure A 50 foot approach has been shown on A-1. The existing powerlines above this approach are 31 feet above the pavement at the lowest point. Per the solid waste brochure, as this is a condiminium, and trash is collected from the rear alley, a refuse enclosure is not required or provided. A-1 2 BMC 38.410.130. Water Adequacy: The project's estimated annual municipal demand from the project is 0.1.39 acre-feet. A credit volume of 0.01 acre-feet has been applied based on the historic metered demand from the properties reducing the development's demand to 1.38 acre-feet which must be offset. At the City's current CILWR fee rate of $6,000/AF the CILWR fee for the project is Understood. Client is ready to pay fee. Please provide a link for payment or confirm payment process. 3 Recommend a minimum of 20 gallons per week for each tree. In June/July we typically recommend doubling that to 40 gallons per week. Irrigation water schedule is based off the Irrigation Water Budget Calculator set forth by the Water Conservation Division. L301 4 Please coordinate with NWE on removal of old services and install of new ones. If meters are to be screened, there needs to be a 4ft clear zone in front of them. OK. See A-1 and C1.4, 4 feet minimum clear provided in front of meters. C1.4 5 A subdivision exemption will need to be recorded combining these two lots, which will create a new legal description. I can address these after I know what that is. Ok, please let us know what information is needed from the Design Team. We did not understand that we are combining lots, can you clarify this for us? 6 It will need to be decided whether these units are condos (to be bought and sold individually) or leased units. We would also need to know the name of the development as that is also part of the legal description to be able to address these units. The units are to be condos, bought and sold separately; Placeholder name of the development is Missouri Heights. Principals: RESPONSE DRAWING TAG SOLID WASTE RUSSELL WARD WATER RIGHTS GRIFFIN NIELSON $8,285. Payment must be made prior to the final site plan approval. FORESTRY DIVISION ALEX NORDQUEST NORTHWESTERN ENERGY MATT TILSTRA ADDRESSING JENNY CONNELLEY 12/31/2024 City of Bozeman Response to Site Plan Review Project Name: 24482 Missouri Heights SP TRANSPORTATION CANDACE MASTEL PARKS DEPARTMENT ROSS KNAPPER FIRE DEPARTMENT SCOTT MUELLER PLANNING BAILEY MINNICH 7 BMC 38.540.050.A; (subsections 4, 5, and 6): Bicycle parking shall be provided for all uses included in the proposed project with access by both visitors and residents since this is a development that includes both. For residential uses in the building, the Applicant is required to provide bicycle parking at a rate of one (1) bicycle parking space per residential unit. These spaces may be placed on the interior or exterior of the building although it is preferred to have a mix given resident user patterns of both long and short-term storage. In addition, for non-residential spaces in the building, the Applicant is required to provide bicycle parking, as outlined in Table 38.540.050-6 of the BMC. Placement of the spaces for non-resident use should be as stated in 38.540.050.A.4 and 38.540.050.A.5. Theses spaces need to be accessible without controlled access to the interior of the building. Ground floor bicycle parking located at rear of site near alley. Additional bicycle parking located at basement level. See A-1 for bicycle parking calculations. A-1 8 Please add a narrative section that describes how the project intends to meet parkland dedication requirements and requests CILP instead of required land dedication. Parkland dedication of 0.03 acres of parkland is required unless applicant requests a modification to land dedication requirements and requests cash-in-lieu of parkland. Cash-in-lieu request for 0.03 acres of land dedication must include a written request and justification for CILP request based on city commission criteria established in Resolution 4784. These calculations are provided on sheet A-0; a section for Parks Department and a signed letter confirming payment on the specified amount is added to the Narrative Submission. A-1 and Narrative Submission 9 Proposed FDC location is over 100 feet to fire hydrant at NE corner of N 7th/W Mendenhall intersection. Add fire hydrant to meet requirement. Proposed FDC location updated on all plans to be located at east corner of proposed building to mitigate the cost to the small project of adding a fire hydrant. C1.3 10 BMC 38.220.080 Site Plan submittal requirements. Please revise the Project Narrative to remove all references to 10 residential units in order to continue adequacy review. At least one section on page 12 still contains verbiage related to 10 units instead of the proposed 9 units, but there may be others. The narrative must be consistent with the remainder of the proposed site plan application. Site plan drawings and narrative coordinated to reflect 10 units. The 4th floor changed since the original submission to match the 2nd and 3rd floor - totalling 10 units. Narrative Submission 11 BMC 38.400.100.E Street Vision Triangle. The review authority may grant a departure from the standards of this section for intersections with traffic signals, intersections on one-way streets, or intersections on streets classified as an urban route by the Montana Department of Transportation. Departure criteria are: a revision can be accomplished without jeopardizing the public's health, safety and welfare, the intent of this chapter, or the intent of the city's growth policy. The Engineering Department must approve the departure request prior to approval of the site plan application. Engineering department to approve departure request via correspondence with project planner Jacob Doesschate and engineering review Suzanne Ryan. 12 BMC 38.520.060.B.1.e Usable residential open space, shared rooftop decks. For mixed-use buildings, up to 100 percent of the required open space may be provided by shared roof decks located on the top of buildings which are available to all residents and meet the requirements of subsection B.5 below. Please update the submitted project narrative to describe how the proposed rooftop deck will comply with the requirements of subsection B.5 in order to qualify as usable open space. Project narrative updated to reflect proposed rooftop deck, courtyard, and unit balconies compliance with subsection B.5. Narrative Submission 13 BMC 38.530.070.C. Blank Wall Treatments. Untreated blank walls visible from a public street, pedestrian-oriented space, common usable open space, or pedestrian pathway are prohibited. Blank wall is further defined in BMC 38.700.030 as a ground floor wall or portion of a ground floor wall that does not include a transparent window or door. The proposed northern elevation would meet the definition of a blank wall. Although staff is aware the intent of the proposed building is for a zero-lot line configuration, until a future building is constructed on the adjacent lot this northern wall would meet the blank wall definition. Staff recommends a temporary solution for the ground floor level which we could address in the staff report findings. Some temporary solutions available in the code include multiple vertical trellises or a mural, which could be removed at a future date. Please provide an updated elevation plan on how the applicant will address the ground floor level blank wall to continue adequacy review. North wall elevation updated. Approach is poured concrete stem wall, painted block wall with painted infographic, and corrugated metal siding. A-10 14 BMC 38.540.050.A.1.a.1. Number of parking spaces, Residential uses. The width of drive accesses, designated non-parking areas, vision triangles, and similar circumstances may not be considered to be available for the purpose of on-street parking space. Per the Vision Triangle diagram on the site plan, it appears the space closest to the intersection is located within the street vision triangle. Please amended the proposed site plan and parking calculations to remove any on-street parking spaces that would be located within the street vision triangles along W Mendenhall to continue adequacy review. Site plan amended to remove on-street parking that would be located within a street vision triangle A-1 15 BMC 38.540.050.A.5.c.3 Bicycle parking location. Bicycle parking may be provided within a building, but the location must be easily accessible. It appears the only access to the bike parking location in the basement level is through the residential areas which would not allow the general public to utilize the proposed bike parking. Please provide documentation on how the required bike parking for the commercial spaces will be accessible to comply with the requirements in order to continue adequacy review. See comment on Item #7 A-1 16 BMC 38.540.050.A.5. Bicycle parking standards. The intent of this sub section is to ensure required bicycle racks are designed so bicycles may be securely locked to them without undue inconvenience and will be reasonably safeguarded from accidental damage. Please provide the bike rack type and details as required to comply with these standards. See provided cut sheets and bicycle parking locations on A-1 and A-2/ A-1, CUT SHEETS 17 BMC 38.570.040.G.5 Miscellaneous site lighting specifications. All outdoor lighting must be designed and located such that the maximum illumination measured in footcandles at the property line may not exceed 0.3 onto adjacent residential properties and 1.0 onto adjacent commercial properties and public rights-of-way. The submitted photometric plan appears to show the site lighting along W Mendenhall exceeds the maximum 1.0 footcandle allowance onto the public right-of-way. Please submit an updated photometric plan showing compliance with this requirement to continue adequacy review. Updated photometric drawing provided.E210 18 BMC 38.570.040.G. Site lighting, miscellaneous site lighting specifications. Except as otherwise allowed in subsections E and G of this section, all lighting must comply with the following requirements. Portions of the submitted lighting plan include question marks indicating the applicant has not decided what light fixture will be installed. Please submit details and cutsheets for all proposed exterior fixtures demonstrating compliance with full cut-off requirements. Updated photometric drawing provided.E210 19 BMC 38.560.020 Sign Permit Requirements. No signs are being permitted with this application. Any signage will be required to receive a subsequent building permit. Confirmed. 20 "City of Bozeman Landscape and Irrigation Performance and Design Standards Manual" - 3.2.1 - "Landscape Design Approval Pathways". Greenspire Littleleaf Linden has a 0.6 PF. The prescriptive pathway only allows for 0.3/0.1 PF plants. Therefore, this tree cannot be used with the prescriptive pathway. To meet compliance, the applicant can replace the linden with another tree or use the performance approach instead of the prescriptive approach. The performance approach has been utilized in place of the prescriptive approach to utilize higher water trees. See sheet L102. L102 21 "City of Bozeman Landscape and Irrigation Performance and Design Standards Manual" - 3.3.3 - "Irrigation Design Standards" - Item 1). Current backflow device (double check valve) does not meet the 2021 Uniform Plumbing Code’s criteria for backflow prevention in a high hazard zone (irrigation and landscaping) – Table 603.2 and 602.3 2021 UPC. Change backflow prevention device to a compliant model. The backflow device has been changed to a compliant model, see irrigation schedule sheet L301. L301 22 "City of Bozeman Landscape and Irrigation Performance and Design Standards Manual" - 3.2.1 - "Soil Quality Requirements" - Item 2)b). Soil texture does not need to be amended if recommended by a soil test. Soil quality requirement have been changed to require amendments in place of soil test due to small planting area. 23 "City of Bozeman Landscape and Irrigation Performance and Design Standards Manual" - 3.1.3. Prior to commencing any work, the applicant must contact the Water Conservation Division to schedule a preinstallation meeting. Include a note on the landscaping and irrigation plans that the applicant’s team will need to schedule this preinstallation meeting. Added to notes on landscape and irrigation plans. All L Sheets 24 "City of Bozeman Landscape and Irrigation Performance and Design Standards Manual" - 3.1.2. A signed copy of the Building Permit Landscape & Irrigation Self-Certification Form (Appendix E) is necessary to receive a building permit. Noted. WATER CONSERVATION MATTHEW LEE ENGINEERING SUZANNE RYAN 25 DSSP V. A. 3. 3. A design report prepared by a professional engineer licensed in the State of Montana demonstrating compliance with these requirements shall be submitted to and approved by the City of Bozeman prior to plan and specification submittal if using the self-certification process or with the plans and specifications if using the standard process for any new development. Design parameters and the critical conditions shall be shown on a overall plan of the study area. An overall plan of the development, including all areas outside of the study area which would naturally be served through the study area shall be included. Please add in fire flows and determine if the current 6 inch water main is adequate to serve the proposed development. If a fire hydrant is needed, that will also need to be considered in the report. This will be addressed in the infrastructure review submittal. 26 DSSP V.B. 2. 2. A design report prepared by a professional engineer licensed in the State of Montana demonstrating compliance with these requirements shall be submitted to and approved by the City of Bozeman prior to plan and specification submittal if using the self-certification process or with the plans and specifications if using the standard process for any new development. Design parameters and the critical conditions shall be shown on an overall plan of the study area. An overall plan of the development, including all areas outside of the study area which would naturally be served through the study area shall be included. A sanitary sewer design report that includes the new service and 8 inch main connection into 8th must be included. This will be addressed in the infrastructure review submittal. 27 BMC 38.270.030.D Infrastructure approval must be obtained prior to building permit issuance for concurrent construction. The applicant has received initial approval for concurrent construction but must satisfy all requirements of concurrent construction. The following will need to be submitted prior to building permit issuance: 1. Infrastructure Approval (City and DEQ) 2. Written approval from Fire Marshall 3. Irrevocable Offer of Dedication (IOOD) 4. Concurrent Construction Plan Noted. 28 N 7th Ave is a MDT controlled route . Please provide approval from MDT or correspondence from MDT indicating that this project does not need to go through systems impact. Email correspondence with Kristina Kilts at MDT indicating that this project does not need to go through systems impact provided as document 051_MDTSystemsImpact. 29 38.410.060 B.2.a. Easement size a. Front setback utility easements. Front setback utility easements must be ten feet wide, and must always be provided unless written confirmation is submitted to the community development department from all utility companies providing service indicating that front setback easements are not needed. The only private utility is Northwestern Electric; Letter provided stating easement is not required. 30 38.540.020 M. Snow removal storage areas. Snow removal storage areas must be provided sufficient to store snow accumulation on site. Such areas may not cause unsafe ingress/egress to the parking areas, may not cause snow to be deposited on public rights-of-way, may not include areas provided for required parking access and spaces, and may not be placed in such a manner as to damage landscaping. All snow removal storage areas must be located and designed such that the resultant stormwater runoff is directed into landscaped retention/detention and water quality improvement facilities as required by the engineering department, or in compliance with the storm drainage provisions of chapter 40 article 4, and/or best practices manual. Show Snow storage areas. Snow storage designed per section 38.540.020 and provided per requirements. Please see the revised snow storage areas on sheet C1.4 and architectural plans. The snow storage area has been removed from within the public right-of-way. C1.4 31 The City of Bozeman has implemented lane mitigation fees. For more information please see: https://www.bozeman.net/departments/transportation-engineering/engineering/devel opment-center/permits. Confirmed.