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HomeMy WebLinkAboutDRCMemoResponceLetter_062220211 June 22, 2021 Daniel Garber Associate Planner Community Development20 East Olive StreetBozeman, MT 59715 Re:AMBIENT AIR SOLUTIONS SITE PLAN, APPLICATION 21063 Danielle, Below is our written response to each of the Community Development conditions and comments. Section 2 – Conditions of Approval Please note that these conditions are in addition to any required code provisions identified in this report. The following conditions are specific to the development: 1. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. We understand this statement. 2. Document no. 2704917 provides notice of building permit restrictions in Nelson Meadows Subdivision. Building permits may not be issued until all required subdivision improvements are completed. We understand this statement. Section 3 – Required Code Corrections PLANNING COMMENTS: 1.Submittal – BMC 38.230.100. a. Provide a CILWR estimate from Griffin Nielsen, gnielsen@bozeman.net. CILWR must be paid prior to final site plan approval. See attached e-mail from Griffin Nielsen. b. Provide a scale on the landscaping plan drawings. See revised landscape plan sheet L101. 2.Non-motorized circulation and design – BMC 38.520.040.D. Pathways must be separated from structures by at least three feet of landscaping. Departures are permitted for other landscaping and/or façade design treatments to provide attractive pathways will be considered. See below See revised sheet A1. 2 3.Blank wall treatments – BMC 38.530.070. A wall (including building façades and retaining walls) is considered a blank wall if it is over ten feet in height, has a horizontal length greater than 15 feet, and does not include a transparent window or door. A blank wall is present on the east elevation (see below) We added windows to the building with the blank wall. See revised building elevations sheet A300 east elevation. 4.Parking – BMC 38.540.010. The term "floor area," for the purpose of calculating the number of off-street parking spaces required, means 85 percent of the gross floor area. Clarify why the office space calculation utilizes the 85% reduction, but not the shop calculation. We revised our calculations to indicate an 85% reduction for the shop parking requirements. 3 5.Mandatory landscaping – BMC 38.550.C.2.a(2-4). (2) All parking lots located between a principal structure and a public street, must be screened from the public street; (3) The screening required under this subsection must be continuous and not less than four feet in width unless a different width is specified in 38.510.030; and (4) Screening must be maintained at a height of four to six feet except as otherwise restricted by fence and hedge height limits within required front setbacks and street vision triangles. Provide a revised landscaping plan showing plantings that meet the 4 foot wide by 6 foot high requirement between the parking lot and Nelson Rd. The revised landscape plan L101 indicates a hedge between the parking lot and Nelson Rd. Advisory Comments: 1. See attached comments from Water Conservation Technician Chelsey Trevino, ctrevino@bozeman.net. Our landscape consultant prepared a response to these comments see separate response letter provided by Red Barn. 2. An alternative solid waste enclosure location and design was proposed after receiving solid waste comments below. These comments are based on the initial submittal. We confirmed with solid waste that the dumpster location will work within the screened yard. ENGINEERING COMMENTS, Cody Flammond, cflammond@bozeman.net 1.See Attached Memo See separate response prepared by C&H Engineering. SOLID WASTE, Russ Ward, rward@bozeman.net: 1. No parking allowed inside the 50-foot approach to the front of refuse enclosure. No parking is proposed within the 50’ approach. 2. Minimum of 10-foot clear opening measured from door jamb to door jamb The proposed dumpster configuration is in the open (not within an enclosure) for easy access. BUILDING, Ben Abbey, babbey@bozeman.net: 1. After March 22, 2021 the energy Code is to be 2018 IECC as adopted by the City and State Understood, we updated this note on the cover sheet. 2. Fire separation wall between the business side and the shop required. 4 According to the 2018 IBC no fire separation is required between a B use and a F1 use. We have updated our code information on the cover sheet to indicate these uses. The F1 use applies directly to the fabrication of the metal ductwork that will take place in the “Fabrication” area. Note we changed the word Shop #114 to Fabrication #114 in the floor plans to better clarify the use. 3. Access to roof required for roof top mech. equipment maintenance over 16’ from grade. Top of parapet show 24’. We provide an access ladder from the lower roof to the upper roof. See the updated roof plan sheet A203. NORTHWESTERN ENERGY COMMENTS, Tom Stewart, District Engineer, thomas.stewart@northwestern.com, 406-582-0573: 21063 Ambient Air Solutions SP, NWE Project Engineer Nick Haag Nicholas.Haag@contractor.northwestern.com See comments from 9-30-2020 DRC comments. Following are updated comments that may not have been in the previous comments. Understood Continue to work with NWE project engineer on gas and electric utilities. With construction season ramping up the NWE construction schedule is getting scheduled out further into the season. Understood Meters in General. NorthWestern Energy reserves the right to specify the location of NWE meters. All meters are to be located outdoors on the corner of the building closest to the transformer serving your property. On new construction, electric meter locations must be within 10 feet of the gas meter if NorthWestern Energy will be providing both electric and gas service. Meter locations will need to be approved by NWE. NWE policy is to maintain a minimum 30-inches wide by 3-feet clear zone between the front of the meter and landscape screening or wall screening for self-contained meter bases and 48-inches for installations requiring cabinets. Location of the meter(s) shall allow easy, unobstructed access to the meters for operation and maintenance. The proposed location of the gas and electric meters follows the recommendations provided. Applicant is specifying screening of utility meters. Note the clear zone specified in the comment on meters and if using a screening wall a drawing of the screening wall will need to be reviewed and approved by NWE for underground utility installation under the wall and access for operation and maintenance lines and equipment. Screening Walls. o Gas service cannot penetrate foundation walls that are attached to the building foundation per the International Fuel Code. Gas riser need to penetrate the building above ground. However, if the foundation is not attached to the building i.e. the foundation wall is isolated from the building for just supporting the wall, this is acceptable. o If this is a free standing foundation wall, a knock-out must be provided that is a min of 2’x2’ but may be required that the knockout be larger on the electric service depending on the meter base amperage. Consult NWE for proper sizing of knock- out o Contact NWE for placement of knock-out to insure that it lines up properly with the termination location to prevent bends in the service 5 o Screening must meet the clear zone requirement of NWE Electric Service Requirements which typically for commercial application is 48” from the face of the electric meter. o Gas meter cannot be located in recessed location where it is not open atmosphere above the meter without approval from NWE. o Screening cannot consist of rolling doors or other devices that are required to be open to access the meters. Landscaping. No large, deep rooted trees or bushes will be allowed within the 10-foot utility easement. All other approved landscaping will be placed so as not to damage, prevent or hinder operation and maintenance of NWE utilities. The trees have been removed from the 10-foot utility easement. See the revised L101 sheet. Future Impact Fees - Please note that future building permit applications will require payment of the required transportation, water, sewer and fire impact fees according to the City of Bozeman adopted impact fee schedule in place at the time of building permit issuance. If you desire an estimate of the required impact fees according to current rates please contact the Department of Community Development and/or visit www.bozeman.net. Understood Note: With this memo, Staff has found the application to be inadequate for continued review. During review of subsequent revisions, additional conditions of approval may be recommended based on comments and recommendations provided by other applicable review agencies involved with the review of the project.