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HomeMy WebLinkAboutSPRCommentResponses_04142021 MEMORANDUM ---------------------------------------------------------------------------------------------------------- FROM: DANIELLE GARBER, ASSOCIATE PLANNER DEVELOPMENT REVIEW COMMITTEE RE: ONE 11 2.0 SITE PLAN, APPLICATION 20456 DATE: MARCH 17, 2021 ---------------------------------------------------------------------------------------------------------- Project Description: An addition to the constructed One 11 building for 67 new units with a shared lobby, bike/ski storage, structured parking that will connect to One 11 1.0, and share a common open space courtyard on level 2. Additional surface parking is also proposed in the adjacent lot to the southwest with access, landscaping, striping and other improvements. The project site is zoned B-3, Downtown District. Project Location: Southwest of the corner of W. Beall St. and N. Willson Ave. and is legally described as Tracy’s 3rd Add, S07, T02 S, R06 E, Block B, Lot A, Plat J-198 Recommendation: Staff has found that the application does not comply with the requirements of Chapter 38 of the Bozeman Municipal Code (BMC) and is deeming the application inadequate for further review. 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. Acknowledged. Section 3 – Required Code Corrections PLANNING COMMENTS: 1. Process – a. Provide an application fee payment for the 1 departure requested from Section 38.510.030. If additional departures are requested with resubmittal provide fee payment for the total number of departures. Payment has been made. b. A lot aggregation, as proposed by the applicant, is supported by staff and will simplify review and entitlement of the project. This can be submitted and reviewed concurrently with the site plan application. The amended plat must be approved and recorded prior to final approval of this application. This can be listed as a condition of approval. Acknowledged. c. The master site plan must be approved prior to final approval of this application. This can be listed as a condition of approval. Acknowledged. d. Design Review Board (DRB) review is required. This meeting will be scheduled once the project reaches adequacy and public notice can be scheduled. Acknowledged. 2. Comments for new lots added – Preliminary drawings to add the lots to the southwest of the project area were received 3/2/21. If moving forward with the addition of this area to the site plan submittal staff recommends the following: a. Provide revised documents, studies, calculations, and drawings across the entire submittal showing the added project area. These will be provided. b. A demolition application is required to be added to this submittal to remove the current non-eligible office building. Records indicate this structure was constructed in 1955. An updated Montana historic property record inventory was completed in 2014 and can be found on our website. The property record has been located and a demolition application will be submitted with the site plan RC submittal. c. The addition of this new area adds additional block frontage and building design requirements for the existing building, new building, and new parking lot. Provide a response to these review criteria in the revised submittal including but not limited to parking location (possible departure request) and blank wall requirements. An additional narrative has been crafted to address these requirements. d. Provide a calculation for the addition of compact spaces to the site (25% max). These have been identified in the plan and added to the project matrix. e. Provide a landscaping plan showing appropriate parking lot screening, and landscaping within the new parking area. An updated landscape plan has been provided. f. Will an entrance to the building be added from the new parking area? Yes, an additional door was added giving residents utilizing the surface parking lot access to the One 11-2.0 parking garage. See the updated architectural level 1 plan. g. Discuss plans to preserve any existing trees on the site. This intent will be indicated in the annotations at the landscape plan and demolition exhibit. 3. Overlay District Standards – BMC 38.340.050.D. a. Section J in the narrative mentions site furnishings as guest bike parking and benches, is that referring to site amenities at the 1.0 site? No details were found in the landscaping sheets. The language in Section J has been updated to reflect the correct intent for site furniture. b. Section G in the narrative states that planting strips will be maintained to keep with the existing design of the streetscape. Forestry does not support the use of steel planter boxes in the right of way (see below). Staff recommends ground level planting strips adjacent to street trees along W. Beall Street. A revised design has been provided for the streetscape landscaping and approval has been given from Forestry to support the use of steel planter boxes. See detail 10 on sheet L500. 4. Mixed – Storefront Block Frontage Standards – BMC 38.510.030.B. Façade Transparency – Physical glazing samples or photos of physical glazing samples demonstrating transparency are required for all window types that contribute to the transparency calculation. A photo of the physical glazing sample has been provided in the RC submittal documents. 5. Mixed - Landscaped Block Frontage Standards – BMC 38.510.030.D. a. Building Placement – Staff supports the departure from the 10-foot setback following the Special Residential transition elements detailed in 38.510.030.J.1 – Raised deck or porch option. Acknowledged. b. Façade Transparency – Residential buildings at least 15% of the entire façade facing the street. Revise the transparency calculations provided on the elevation sheets to reflect the 15% standard for residential buildings for the Mixed-Landscaped portion of the façade. An additional row has been added to calculate the transparency calculations on the mixed-landscape portion of the façade. 6. Open Space – BMC 38.520.060.B.4.b. Indoor recreational areas used to meet open space must meet the following: The space must be designed specifically to serve interior recreational functions and not merely be leftover unrentable area used to meet the open space requirement. Such space must include amenities and design elements that will encourage use by residents. Provide more details for the bike/ski storage and workshop to confirm usability as an open space area. Additional details have been provided in the architectural drawings to show how the bike workshop supports the definition of Indoor Recreation spaces to comply with open space requirements. 7. Building Materials – BMC 38.530.060. Provide a manufacturers detail or cutsheet specifying gauge of corrugated metal siding. Cutsheet has been provided in the documents portion of the submittal. 8. Parking – BMC 38.540.050. Remove reductions not being utilized but still listed in the parking calculation matrix. Provide bicycle storage and rack details in the interior bicycle/ski shop room and parking garage showing the 22 bicycle parking spaces stated in the calculation. These details have been provided in the architectural sheets. 9. Landscaping – BMC 38.550.050. Numbers 3 and 6 in the code summary on sheet L000 will need to be updated with resubmittal. Number 3 refers to surface parking (if adding the surface parking area), and number 6 refers to utility meter screening. See Northwestern Energy Comments below. Note 3 was updated to include the parking lot information. Note 6 refers to utility screening which will be accomplished within the building. The gas service will utilize the existing One 11 meter located on Willson which is already screened. 10. Signs – BMC 38.560.060. The non-conforming projecting sign present on the One 11 1.0 building will need to be removed. This can be a condition of approval. Acknowledged. 11. Lighting – BMC 38.570.060.G.7. The photometric plans for the building accent lighting on the elevations do not show any light output (all 0.0), please provide clarification. The electrical sheets have been updated to address this comment. The photometrics on the elevations display 0.0 on the upper levels is that the only light fixtures higher than the main level are residential units. Since these are controlled by the tenants we have excluded all of the residential tenant lights from the calculation. All fixtures comply with dark sky requirements. Advisory Comments: 1. See attached comments from Water Conservation Technician Chelsey Trevino, ctrevino@bozeman.net. All responses have been addressed with those comments. ENGINEERING COMMENTS, Karl Johnson, kajohnson@bozeman.net: 2. See Attached Memo All responses have been addressed with those comments. SOLID WASTE, Russ Ward, rward@bozeman.net: 1. If using trash room it will need to be written into covenants that it is building management’s responsibility to move refuse container to the designated trash tipping area. Acknowledged. 2. Pad for tipping refuse containers will need to be heated. This has been shown and annotated at the architectural site plan. 3. Tipping pad will need to be at street level with no curbs to drive over. Acknowledged. BUILDING, Ben Abbey, babbey@bozeman.net: 1. 2% of all dwellings to be Type A units in accordance with the IBC & ICC A117.1-2009. This has been provided and will be included in the code plans and review submitted with the Building permit drawings. 2. All remaining dwellings will be required to be Type B units in accordance with the IBC & ICC A117.1-2009. This has been provided and will be included in the code plans and review submitted with the Building permit drawings. 3. Parking garage will require Ventilation Per the IMC Acknowledged. 4. Structural, Plumbing, Electrical, and Mechanical drawings to be prepared by specific engineer with seal. Acknowledged. 5. Sprinklers and alarms system. Will be provided and detailed via a performance spec as connecting to the 1.0 facility. 6. Grease interceptor per business if multiple restaurants are built in the TI space. Confirmed, no restaurants are currently proposed at the TI space. FIRE DEPARTMENT, Scott Mueller, smueller@bozeman.net 1. Fire generally supports as proposed. Acknowledged. 2. Fire sprinklers, fire alarms, and fire standpipes are required. These will be provided. 3. Fire hydrant shall be within 100 feet of FDC for standpipes. See civil sheets at building permit submission for fire hydrant locations. 4. Emergency generator is required. According to IBC 2018, 1009.2.1, exception 1 – the elevator is not required as an accessible means of egress because the building is providing a horizontal exit, and therefore an emergency generator is not required. In lieu of providing emergency/standby power to the elevator, a 2 hr fire barrier horizontal exit is provided on floors 2-5. 5. Enclosed parking garages will need to meet all venting and air monitoring requirements. Acknowledged. FORESTRY, Alex Nordquest, anordquest@bozeman.net 1. Raised steel planter beds are not acceptable for boulevard trees. 4’ x 4’ tree pits at grade, including cast iron grates and trunk collars, are standard for non-turf boulevards. The raised planters are 6” concrete curbed landscape beds. See detail 10/L500. These were approved by Alex Nordquest after the intent and design of the planters was clarified. PARKS AND RECREATION, Addi Jadin, ajadin@bozeman.net 1. Parks comments pending. CIL Parkland comments have been confirmed by Addi Jaden and the confirmation email has been included in the RC submission. NORTHWESTERN ENERGY COMMENTS, Tom Stewart, District Engineer, thomas.stewart@northwestern.com, 406-582-0573: 20456 One 11 - 2.0 SP, NWE Project Engineer Kory Graham Kory.Graham@northwestern.com • Continue to work with NWE project engineer Kory Graham on gas and electric utilities. If relocating utilities from overhead to underground, building over-dig, near all proposed utility locations, is a concern. • Per comment response for item #10 under Planning Division comments your response was; A utility gate will be utilized at the Grand façade to permit access to the utility area. The design of this gate has been provided in the exterior elevation sheets. Per screening utility meters the following applies to such screening; If using a screening wall a drawing of the screening wall need to be reviewed and approved by NWE for underground utility installation under the wall and access for operation and maintenance lines and equipment. The meters at this project are being screened by the building walls, but openings are provided to keep the area “open-air”. The utility gate details have been provided in the architectural drawing sheets included in this submission. 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 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. 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. 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. MEMORANDUM ------------------------------------------------------------------------------------------------------------ TO: Danielle Garber, Associate Planner FROM: Karl Johnson, Engineer I RE: APPLICATION NO 20456 – One 11 2.0 Site Plan DATE: March 19, 2021 ----------------------------------------------------------------------------------------------------------- ENGINEERING COMMENTS: Easements 1. BMC 38.410.060 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 applicant is working with Northwestern Energy to relocate the existing overhead power and communication lines underground along Beall. Once this is resolved written confirmation of the solution will be provided to the City regarding required easements. Based on recent discussions Northwestern Energy is requesting a 12’ utility easement along the Grand Avenue frontage for new underground utilities required to serve the One 11 2.0 building, and a 3.5’ easement along the Beall Street frontage for the relocation of existing overhead utilities to underground. 2. DSSP V.D - Permanent structures or significant landscaping may not encroach on utility easements or be within 10 feet of utility mains and services. Once the final location of the relocated underground power and communication lines this issue will be addressed. If trees will not be allowed to be within 10’ of the relocated utility lines, the proposed planting bed will contain only shallow rooted plantings. Like other street boulevard landscaping, planting beds will be maintained by the adjacent landowner. Water Rights 1. BMC 38.410.130 (A) (1) 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 respective site plan approvals. This has been completed, see attached email from Griffin. The engineering report has been revised to display the City approved values. Stormwater 1. Montana Post-Construction Storm Water BMP Design Guidance Manual 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. Groundwater monitoring was conducted by the geotechnical engineer in 2018 and 2019. The groundwater monitoring results are provided in the geotechnical report included with this submittal. The measured seasonal high groundwater for Borehole #3 (adjacent to One 11 2.0) is 12’ below ground surface. The bottom of the stormwater chambers are approximately 5’ below ground surface or 7’ above seasonal high groundwater. 2. DSSP II.B. Storm Drainage Plan - The existing stormwater flow patterns are being changed from the historic patterns in the area: a. One 11 2.0 Building stormwater is being redirected into Beall Street storm drain that was previously flowing north on Grand. The building stormwater has been revised to overflow to the curb inlet in Grand Avenue to maintain existing flow patterns. b. The applicant has indicated permeable pavers will be used in public road ROW. Stormwater management systems are not allowed within public ROW. The permeable pavers at One 11 2.0 are meant to provide the same function as a grassed boulevard, but with an all-weather walking surface that provides a more functional urban streetscape. The only stormwater management provided by the pavers is that of a grassed boulevard, which is infiltration of sidewalk runoff and snowmelt from within the public road ROW. On-site runoff is mitigated by the subsurface retention system. The permeable pavers are only providing stormwater management for the public ROW and thus are completely appropriate within the ROW. c. The applicant must provide a map identifying square foot coverage of the various ground surfaces. The storm drainage calculations have been revised to include the added surface parking lot. The drainage basins are separated into a building drainage basin and surface parking lot drainage basin. Both of these drainage basins are dominated by large impervious areas (building and parking lot). The stormwater systems are designed to retain approximately 1” storm events, well above City requirements. Detailed mapping of pervious areas that do not significantly contribute to storm runoff is superfluous. d. Proposed maintenance of proposed permeable pavers does not allow stockpiling of snow on the pavers which the applicant has indicated they intend to utilize for snow storage. The permeable pavers are intended to allow infiltration of snowmelt like a grassed boulevard. The stormwater maintenance plan has been updated to correct this obvious error. The applicant must provide a detailed analysis evaluating impacts of changing flow patterns in the area to downstream infrastructure and discharge receiving bodies. The building stormwater has been revised to overflow to the curb inlet in Grand Avenue to maintain existing flow patterns. 3. BMC 38.540.020 – Snowmelt must not drain offsite. Confirm snow storage runoff will be retained and treated onsite. The snow storage areas shown are for the snow removed from the off-site public ROW. On-site snow will remain on the building rooftop and snowmelt will be captured by the on-site system. Awning downspouts will also be piped to the on-site system. This feature has been added to the plans. Additional on-site snow storage areas for the surface parking lot are shown in the revised plans. The parking lot snow storage areas include drainage inlets to capture snow melt and infiltrate it on-site. 4. Sand/oil separators must be utilized in all parking structures. A sand/oil separator has been added to the plans for the parking structure for the garage floor drains. Due to higher flow rates, a Vortechs separator is proposed for pretreatment of the runoff from the surface parking lot. Water and Wastewater 1. DSSP V.A.6.a – A waterline serving more than one building is or facility is considered a water main a. The water service to One 11 does not meet the requirements of a water main therefor would not be allowed to be used for multiple buildings. The applicant must make a separate water service connection to the proposed building. One 11 2.0 is an addition to the existing One 11 building, not a separate building. Accordingly, use of the existing service for One 11 is an acceptable option. 2. 38.410.070. and DSSP.V.A and B – Prior to a determination of adequacy the applicant must provide an estimate of the peak-hour sanitary sewer demand as well as the average and max day demands of domestic water usage for the proposed site development. The estimates must be certified by a professional engineer. a. Sewer demand calculations must use 65 gallons-per-capita-per-day and 2.17 people per dwelling unit which equals 141.85 gpd/dwelling unit. Development is using an estimated 50gpd/unit based on Black Olive development which does not follow COB design standards. The Engineering Report has been revised to use the above values for estimating peak hour sanitary sewer demand. However, the applicant will continue to measure water use from similar buildings in order to demonstrate the water conservation anticipated from this type of urban development. 3. DSSP Section (V.A) Main Size - 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. The water section of the report must be updated to describe the change in water service configuration required with comment #1 of this section. As stated previously, One 11 2.0 is an addition to the existing One 11 building, not a separate building. Accordingly, use of the existing service for One 11 is an acceptable option. The City’s Water Facility Plan fire flow test data shows that fire flow can be met with the additional building demand of 30 gpm added to the system. 4. DSSP V.A.8 Hydrants - Two fire hydrants are shown on the master site plan application at the intersections of Beal and Wilson and Tracy and Villard. Only one hydrant is required at each intersection. Confirm if existing hydrants are to be abandoned. Though only one fire hydrant is required by the DSSP at each intersection, it has been our experience that the Fire Department typically desires to have additional hydrants for areas with large buildings, a common fire code requirement. This was recently a requirement for the Merin building at the intersection of Bozeman and Lamme. This Master Plan element may be revised after the fire department has reviewed buildings near these intersections. Transportation 1. BMC 38.400.090 Access – To grant the requested access deviation for One 11. 2.0 parking garage access on to Grand the applicant must submit a standalone memo specifically addressing each item if BMC 38.400.090.H A stand-alone memo addressing access deviations for surface parking accesses onto Grand Avenue was provided to the Engineering Department on March 12, 2021. An additional stand- alone memo for the parking garage exit is provided with this response. 2. 38.220.080 Site Plan Submittal Requirements – Traffic Impact Study (TIS): a. The TIS must analyze the existing condition and future impacts on the North Wilson Avenue corridor. A TIS for the entire North Central Master Plan was provided with that master site plan application. The TIS analyzes impacts at several intersections including the North Willson Avenue Corridor. If the additional analysis desired can be more concisely defined, additional information can be provided. 5. The TIS must show trip distribution on to adjacent and nearby local streets and analyze the local intersections to determine if additional traffic control devices will be necessary. See response above. 6. Dry utilities are not allowed in the public right of way boulevard. The applicant must work with the city engineering department and Northwest Energy to achieve proper location of dry utilities. The applicant is working with Northwestern Energy and the City to determine the final location of the relocated existing dry utilities. These existing utilities are currently located in the public ROW. A 3.5’ easement is shown along the Beall Street frontage to provide additional space for placing the existing overhead utilities underground. All new utilities required to serve the One 11 2.0 addition are located outside of the public ROW in a proposed 12’ utility easement along the Grand Avenue frontage. ENGINEERING ADVISORY COMMENTS: Water and Wastewater 1. The applicant may be required to televise the sewer main pipe to verify the condition prior to connection. Engineering is currently following up on maintenance activity performed due to the age and material (vitrified clay) of the existing pipe. Acknowledged. A similar sewer service was recently installed on this line to serve the original One 11 building. Nothing unusual was encountered. 4. A cleanout in the landscaped right-of-way shall be provided to allow proper maintenance for storm lines with bends. Acknowledged. The site plan has been updated to show a clean-out on the stormwater service just outside of the building. 5. DSSP V.A.6.h Services - Existing water services or stubs that are not utilized for service upon development of the lot must be properly abandoned at the water main. Acknowledged. This requirement has been added to the demolition notes on the Existing Conditions plan since it applies to the water and sewer lines serving the MCC building. Water Conservation DRC Comments Chelsey Trevino – ctrevino@bozeman.net Water Conservation Technician March 4, 2021 One 11- 2.0 – Site Landscape and Irrigation Plan Advisory Comments The Water Conservation Division appreciates the use of drought tolerant plant species within the development landscape plan. The following recommendation to the One 11 – 2.0 project plan is provided to maximize landscape health and resiliency while minimizing outdoor water consumption. 1. On sheet L600, indicate the total landscaped area (ft 2) and landscaped area of each hydrozone (ft 2) - designated by grouping plants with similar water needs. Notes on the area of each hydrozone were added to sheet L600. Notes to specify MSMT nozzles and to adjust heads to minimize over-spray were also added.