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HomeMy WebLinkAbout14 Concept Review Comment Narrative 5-6-20 Timber Ridge Apartments Concept Review Comments Narrative Page 1 of 7 TIMBER RIDGE APARTMENTS - 20010 CONCEPT REVIEW COMMENT NARRATIVE Planning Division 1. Sec. 38.540.050. 44 parking spaces are provided. 50 would be required standard counts for one and two bedroom units. 22.5 would be required for group homes and community residential facilities. In order to grant the one car per unit for senior living facility, please provide a license from the state stating that the project is designated as a senior living facility with the formal application. RESPONSE: Please see attached Land Use Restrictive Agreement for Timber Ridge Apartments 2. The bicycle parking is not shown on the site plan. Ensure that there is bicycle parking that meets 10% of the required parking, or in this case, 2 spots. Bicycle parking is not considered an amenity to open space. RESPONSE: Bicycle parking has been added to the site plan with a minimum of 10% of the required vehicle parking and has been removed as an amenity to the open space area. 3. Sec. 38.510.030.C. Landscape block frontage standards apply to this application. RESPONSE: This comment is acknowledged 4. Building entrances: The building entrance facing Tschache Lane does not meet this standard as it is not very visible from the street. RESPONSE: We had originally had an entrance facing Tschache Lane on the First Floor on Grid Line 26. We moved this entrance SouthWest to be more visible from Tschache and added an overhanging Gable Entry roof to define it further. 5. Transparency: At least 15% of the entire façade must have transparency. More needs to be provided as 13% does not meet this standard. RESPONSE: We added more windows and meet the 15% transparency. 6. Weather protection: Entrances must have 3’ deep weather protection. The entrance on Tscache does not meet this standard. RESPONSE: We had originally had an entrance facing Tschache Lane on the First Floor on Grid Line 26. We moved this entrance SouthWest to be more visible Timber Ridge Apartments Concept Review Comments Narrative Page 2 of 7 from Tschache and added an overhanging Gable Entry (4’-0 overhang) roof to define it further. 7. Sec. 38.510.030.J. Special residential block frontage standards apply to this application. This building must feature at least one of the public/private space transition elements described in this section. RESPONSE: The project has been designed to meet 38.510.030.J.2 of the UDC with a 10’ setback from the face of the building to the rear edge of the sidewalk. 8. Sec. 38.520.060. Amenities need to be provided in the open space. Provide dimensions of the area that is proposed to count towards open space requirements. Common indoor recreation areas can count up to 50% of requires open space. Clarify what the “structure” is within the open space. RESPONSE: Amenities within the open space areas include benches, raised 9 sf garden planters, and permeable pavement. The dimensions of the open space areas have been included on the site plan sheet. In addition, each residential unit has a 6’x12’ private patio which 50% of the patio area contributes to the open space requirements. The open space calculations are included herein. 9. Sec. 38.520.070.C. The trash enclosure must be covered as the building it multistory. Where the inside of service enclosures is visible from surrounding streets, pathways, and buildings, an opaque or semi-opaque horizontal cover or screen must be used to mitigate unsightly views. The condensing units do not meet this standard. Staff recommends a redesign of the units in a different location to separate them from the pedestrian way and the first floor units. RESPONSE: The trash enclosure will be covered and details have been provided on the drawings. 10. Sec. 38.520.070.D. Utility meters must be screened. There also needs to be separation from the meter and the condensing units. Please contact Northwestern Energy for final design plan. RESPONSE: The utility meters will be screened with a mix of fence and landscaping, see landscape plans, civil plans and first floor plan. 11. Sec. 38.550. Ensure that the landscaping meets standards. Landscaping performance points are no longer a standard, however, there are new mandatory landscaping provisions. Boulevard trees are required along Tscache. Review this section for standards. RESPONSE: The landscape design has been completed per the City’s development standards. Timber Ridge Apartments Concept Review Comments Narrative Page 3 of 7 12. The drive aisle meets the definition of an internal drive aisle. There needs to be a 5 foot sidewalk on the west side of the road. RESPONSE: A 5’ wide sidewalk has been added on the west side of the drive aisle. 13. Contact NorthWestern Energy for internal utility easement standard - Cammy Dooley, cammy.dooley@northwestern.com and Dylan Swanson for easements at Dylan.swanson@northwestern.com RESPONSE: A copy of the proposed site plan has been sent to NWE to determine the location of any required internal easements. Affordable Housing 1. See attached memo. 2. Provide letter from Montana Board of Housing stating that this project will be a low income senior housing tax credit project. RESPONSE: Please see attached Land Use Restrictive Agreement for Timber Ridge Apartments. Engineering Division If not already filed for the subject site, the applicant will need to provide and file with the County Clerk and Recorder's office executed Waivers of Right to Protest Creation of Special Improvement Districts (SID’s) for street improvements to Main Street including paving, curb/gutter, sidewalk, and storm drainage for the following streets: a. N 27th from Baxter Lane to Oak street b. Baxter Lane from Davis Lane to N 19th c. Intersection of Tschache Lane and N 27th Ave d. Intersection of Baxter Lane and N 27th Ave The document will be provided to the applicant after Site Plan submittal for the applicant’s convenience. The applicant must provide a copy of the filed SID waiver prior to Site Plan approval. RESPONSE: A copy of the Waiver of Right to Protest Creation of SID’s has been included with this submittal. A signed copy will be provided prior to approval. Timber Ridge Apartments Concept Review Comments Narrative Page 4 of 7 If not already completed, the applicant will need to make arrangements with the City Engineer’s Office (Taylor Lonsdale) to provide an address/addresses for the project prior to submitting the Site Plan Application. RESPONSE: An address has been obtained for this property and is shown on the cover sheet of the development plans. Easements The existing 12 foot utility easement on the north and south sides of the property also runs along the west side of the property. Show it on the Site Plan application. RESPONSE: The existing 12’ Utility Easement has been added to the west side of the site. Additional private utility easements will be required for an electric line to a new internal transformer, contact Dylan Swanson of Northwestern Energy at Dylan.swanson@northwestern.com or 406-497-3663 for more details. RESPONSE: A copy of the proposed site plan has been sent to NWE to determine the location of any required internal easements. Fire If not already completed, paint the curb area red and provide “No Parking Fire Lane” signage along both sides of the entire drive way on the east side of the project. RESPONSE: The existing curbs on both sides of the entry drive are painted red and signage installed. Storm Drainage The site is known to have high groundwater. No basements or crawl spaces will be allowed. Consider a dewatering plan for utility installation. RESPONSE: This comment is acknowledged. A Geotechnical report with groundwater levels will be required to verify all stormwater infrastructure including the detention pond depth. RESPONSE: A Geotechnical report has previously completed for this property and is included in this Site Plan submittal. The Engineer has not provided sufficient information regarding onsite post-construction stormwater Best Management Practices (BMPs). The Stormwater Division encourages the Timber Ridge Apartments Concept Review Comments Narrative Page 5 of 7 Engineer to review the Montana Post-Construction Storm Water BMP Design Guidance Manual (Manual) available at www.bozeman.net/stormwater. The Manual provides detailed information regarding innovative, space-saving, and aesthetically pleasing industry-standard practices capable of meeting the City’s stormwater runoff and treatment requirements, including bioretention, permeable pavement/pavers, extended detention, and infiltration basins. Please contact the City’s Stormwater Division at (406)582-2270 or Kyle Mehrens at kmehrens@bozeman.net with questions. RESPONSE: A SWPPP was not submitted with the Concept Review application as it is not required for the Concept review. Included in this Site Plan submittal is a SWPPP application for City review. BMC 40.040.700.A.4. Requirements - Stormwater Management plans must prevent any off- site direct discharge of untreated stormwater. The snow storage areas must be graded to meet this code section. RESPONSE: A Stormwater Management Plan has been prepared per the City of Bozeman Standards and is included in this Site Plan Application submittal. Transportation See Planning comments for sidewalk along the internal drive on the eastern side of this project. RESPONSE: See response to item #12 in the Planning comments. Water An additional fire hydrant is required within the large parking island on the east side of the project. RESPONSE: We respectfully disagree with this condition as there are two existing fire hydrants located immediate south of the site on the immediately adjacent Tschache Street and two existing fire hydrants located immediate north of the site on the immediately adjacent Turbulence Lane. These existing hydrants meet the City’s hydrant spacing and location standards. In addition the building will have fire suppression (sprinkler systems). The applicant must contact Brian Heaston with the City Engineering Department to obtain a determination of cash-in-lieu (CIL) of water rights if not already paid. Payment will be required prior to Building Permit approval. Response: Brian Heaston with the City Engineering Department has been contacted and the required CIL of water rights calculation is included in this Site Plan application submittal. Timber Ridge Apartments Concept Review Comments Narrative Page 6 of 7 Engineering recommends the applicant review their mechanical room sizes to verify that water service lines can be installed per City standards. See attached lay lengths exhibits. RESPONSE: Our Mechanical Engineer has reviewed the City of Bozeman Typical Riser Configuration Drawing and our mechanical room meets the size requirements depicted in the drawing. Solid Waste Division 1. Need details plan for refuse enclosure 2. Refuse enclosure will need to be covered Response: A covered solid waste enclosure detail is included in this submittal. Parks and Recreation 1. The West Winds PUD allowed a parkland relaxation for affordable housing. No additional parkland is required RESPONSE: This comment is acknowledged Building Division 1. Fire Sprinklers and Alarms 2. Accessible Units a. 1- Type A unit b. All other units to be Type B units. 3. One hour fire separation required between all units. 4. Other fire rated assemblies according to the 2018 IBC. RESPONSE: These comments are acknowledged. These Divisions did not provide comment. Contact reviewers directly with individual questions. 1. Fire Department; Scott Mueller, smueller@bozeman.net, 406-582-2386 2. Sustainability Division; Natalie Meyer, nmeyer@bozeman.net, 406-582-2317 3. Water Conservation; Jessica Ahlstrom, jahlstrom@bozeman.net, 406-582-2265 4. Stormwater Division; Kyle Mehrens, jkmehrens@bozeman.net, 406-582-2270 5. Water and Sewer Division; John Alston, jalston@bozeman.net, 406-582-3200 6. Forestry Division; Alex Nordquest, anordquest@bozeman.net, 406-582-3205 Timber Ridge Apartments Concept Review Comments Narrative Page 7 of 7 END OF NARRATIVE