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HomeMy WebLinkAbout21188CONR_06092021Page 1 of 7 June 9, 2021 Woith Engineering 405 3rd St. NW, Suite 206 Great Falls, MT 59404 Robert@woitheng.com, Spencer@woitheng.com RE: Traditions 5-Plex, Application 21188 Project Description: This is a Conceptual Review application for advice and comments proposing the construction of a five unit townhouse building. Project Location: 4398 to 4390 Brookside Lane, Bozeman, MT 59718 We hope that these notes and suggestions assist you with the design and review of this potential future project. Please note that comments are preliminary and based on information provided. While we attempt to identify all issues during a conceptual review, please keep in mind that there may be other issues that arise during the formal review. We appreciate your patience in the review process. All references below to Sections of the Bozeman Municipal Code. If you have any questions or concerns or would like to set up a meeting, please do not hesitate to contact me at 406-582-2261. Sincerely, Jacob Miller, Assistant Planner Department of Community Development Page 2 of 7 Planning Division, Jacob Miller, jamiller@bozeman.net, 406-582-2261 1. Sec. 38.220.080. - Site plan submittal requirements. a. The application must meet the SP1 and PLS form requirements. Include a detailed narrative explicitly stating how each comment is being addressed, including sheet numbers and any other pertinent information. b. Label block frontage designations on adjacent rights-of-way c. Dimension sidewalks, drive accesses, parking stalls, etc. d. Show the site vision triangle extended to the centerline of the rights-of-way 2. Sec. 38.400.100. - Street vision triangle. a. It appears that there will be conflicts with parking on the western townhouse unit that shows the vision triangle intersecting the drive. 3. Sec. 38.510.030. - Block frontage standards. a. This project must adhere to the landscaped block frontage standards. Parking must be in the rear of the lot and since access can only be from the local street, Brookside lane, that must be the rear setback and the fronts of the buildings must be oriented towards Durston with pedestrian connections to the sidewalk. The front yards can also be used for open space. See example below of building orientation b. 4. Sec. 38.360.250. - Townhouse and rowhouse dwellings. a. Open space equal to 10% equal to the building living space must be provided. Staff recommends utilizing the fenced front yard option. 5. Sec. 38.520.070. - Location and design of service areas and mechanical equipment. a. Provide locations for utility meters and show landscaped screening details. Page 3 of 7 6. Sec. 38.540.050. - Number of parking spaces required. a. It appears there is room for one parking space along Rosa Way. Engineering Division, Mikaela Schultz, mschultz@bozeman.net, 406-582-2388 ENGINEERING COMMENTS: Stormwater 1. BMC 40.04.700 (A) - To control the quality, volume and rate of stormwater runoff to storm drains and prevent the deterioration of water quality, all new developments and redevelopment projects will be required to submit a stormwater management plan or a comprehensive drainage plan to the city engineering department for approval. The stormwater master plan and city Design Standards establish standards and guidelines for implementing BMPs and stormwater management is incorporated by reference and made part of this article. a. Confirm runoff from the site will not exceed the runoff identified for the parcel in the subdivision drainage report. Runoff volume calculations shall be certified by a licensed professional authorized by the state to perform such functions. Water and Wastewater 1. 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. Confirm the project will not exceed the volumes outlined in the subdivision sewer and water design reports. Access 1. Table 38.400.090-1 – Provides the minimum distance between public and/or private accesses and intersections. The proposed drive access for the west most lot exceeds this spacing requirement. A deviation must be requested in accordance with BMC 38.400.090.H. 2. BMC 38.400.090 - Notwithstanding any other provisions of this chapter, drive accesses may not be located closer than five feet to any side property line, unless shared access, as defined in section 38.700, with the adjoining property is approved. This standard does not apply to the shared side property line of townhouses units with adjacent garages using attached drive aisles. a. Driveways must not be located within five feet of the property line or driveways must be combined as shared access with a shared access easement. 3. BMC 38.400.090 - Individual and shared drive accesses must be physically separated by means of a landscaped area greater than or equal to four feet in width between paved areas and extending from the front line of the building to the right-of-way line. Page 4 of 7 4. BMC 38.400.090 - Individual residential drive accesses facing the street with a single internal parking bay meeting the standard of table 38.540.020 may not exceed 12 feet in width measured at the right-of-way line and 18 feet in width measured at the curb line. a. All driveways exceed the right of way width requirement. Building Division; Ben Abbey babbey@bozeman.net, 406-582-2950 1. These appear to be 5 separate lots there can be Reviewed in the 2018 IRC and would the fire walls designed with the townhouse standard in Chapter 3 of the IRC 2. Provide separate page with in drawing dedicated to the fire separations details, sections, and penetrations. (at the time of Plan review submittal) NWE Project Engineer Daniel Wussow, Daniel.Wussow@northwestern.com 1. If an application has not been submitted, submit an application online to have the NWE project engineer work with the applicant. Go to www.northwesternenergy.com/construction to apply online Montana Construction Application, and access Montana New Service Guide to provide information on electric and gas service requirements. Once an application is submitted the NWE project engineer will be in contact with the applicant. 2. Existing utility infrastructure is in place to provide gas & electric services to the new 5- plex unit. 3. Service & Meter Location. The electric meter & or CT cabinet will need to be installed in the same general location within 10-feet of the gas meter. NorthWestern Energy reserves the right to specify the location of our meters. All meters are to be located outdoors on the corner or in a location on the building closest to the transformer or secondary junction can serving the building unit. 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 access to the meters for operation and maintenance. 4. The following applies to all buildings in regards to the gas regulator. The gas regulator cannot be placed under a window or within 3’ of the operable portion of the window. It can be placed under a window/deck on the second story, provided the “open/operable” portion has at least 6’ of clearance from the regulator. Ensure that there is 10’ of separation from any mechanical air intake, including air conditioning units. The regulator will need to be 3’ from the closest corner of any portion of the electric meter base. Submitting an application to NWE will get the NWE project engineer involved and can help with this process. 5. Applicant needs to show proposed meter screening methods for the NWE engineer to review. If using a screening wall a drawing of the screening wall need to be reviewed Page 5 of 7 and approved by NWE for underground utility installation under the wall and access for operation and maintenance lines and equipment. 6. Screening Walls. 7. 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. 8. 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 9. Contact NWE for placement of knock-out to insure that it lines up properly with the termination location to prevent bends in the gas or electric services. 10. 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. See meter location comment. 11. Gas meter cannot be located in recessed location where it is not open atmosphere above the meter without approval from NWE. 12. Screening cannot consist of rolling doors or other devices that are required to be open to access the meters. 13. Transformer location to Building. For oil filled transformers a 2-foot clearance is required to non-combustible walls and surfaces that do not have any openings such as doors, windows, air intake, and fire escapes routes. 10-feet of clearance is required on the front side of the pad where the transformer doors are located. Note, all distances are referenced to the edge of the pad. For any combustible surface a minimum of a 10- foot clearance is required. For planting of bushes or shrubs a Minimum Working Space for a Pad-Mounted Transformer, is 4-feet on the sides and back portion of the concrete pad and 10-feet of clearance on the front side of the pad where the transformer doors are located. Note, all distances are referenced to the edge of the pad. The NWE project engineer will help to determine the appropriate location for the transformer. 14. Landscaping. No large, deep rooted trees or bushes will be allowed within the 10-foot utility easement. No large trees reaching heights of 15-feet or taller will be allowed under any overhead distribution lines. All other approved landscaping will be placed so as not to damage, prevent or hinder operation and maintenance of NWE utilities. Water Conservation Division, Chelsey Trevino, ctrevino@bozeman.net, 406-582-2266 The Water Conservation Division strives to promote outdoor water-use efficiency and best practice of landscape and irrigation installations. The following best practice recommendations to the Traditions 5-Plex conceptual plan are provided to guide the project towards maximizing landscape health and resiliency while minimizing outdoor water consumption. Adhering to these recommendations is not required to receive plan approval. Page 6 of 7 1. The landscape design plan should indicate the total landscaped area (ft2) and landscaped area of all turf grass areas. 2. Each hydrozone should be on a separate irrigation zone based on the vegetation’s water demand. Grouping plants with similar watering needs will reduce over or under watering the vegetation. 3. Drought tolerant and water-wise landscaping can use approximately 75% less irrigation water than turf grass. The plant schedule should maximize the installation of drought tolerant landscaping and minimize the use of Kentucky bluegrass, especially within areas surrounded by pavement and/or parking spaces. It is recommended to install native seed mix and/or drought tolerant plants/shrubs in these areas. 4. Landscape plans should include topsoil depth specification of 4”- 6” (after grading) to allow for proper root depth growth and assist with plant and turf grass resiliency. 5. Specify that perennials, shrubs, and trees will be irrigated using low flow drip irrigation technology that will directly target the roots. Drip irrigation uses approximately 75% less water when compared to overhead spray irrigation. 6. Multi-spray, multi-trajectory (rotary) nozzles can reduce water loss from evaporation and wind drift by up to 50%. Specify the installation of water efficient sprinkler nozzles (multi-spray, multi-trajectory nozzles or ‘rotary nozzles’) if overhead irrigation is to be used within turf grass lawn areas. To save money and water - check out the City’s sprinkler nozzle rebates for new construction! 7. When programmed properly, weather based irrigation controllers can reduce outdoor water use by 25%. Specify the installation of a weather based irrigation controller that can automatically adjust the watering schedule according to local weather events. To save money and water - check out the City’s WaterSense® weather based irrigation controller rebates for new construction! 8. Rain sensors can reduce outdoor water use by approximately 10%! Specify the installation of a rain/freeze sensor, which overrides and turns off the irrigation system when a certain amount of rain has fallen. When the sensor dries, it opens the connection to allow the system to resume normal operations. To save money and water - check out the City’s rain sensor rebates for new construction! 9. Overhead sprinkler heads should be installed upright in the ground and ~2”-4” from any paved surface, especially curbs, to minimize sprinkler head damage from snowplows and lawn care equipment. This will also help to minimize future pavement obstruction of the sprinkler head which can occur as the ground settles over time. 10. After installation, sprinkler heads should be adjusted to throw the proper distance and direction in order to minimize water waste via run-off and achieve head-to- head coverage. Page 7 of 7 These Divisions did not provide comment. Contact reviewers directly with individual questions. 1. Stormwater Division; Kayla Mehrens, jkmehrens@bozeman.net, 406-582-2270 2. Water and Sewer Division; John Alston, jalston@bozeman.net, 406-582-320 3. Sustainability Division; Natalie Meyer, nmeyer@bozeman.net, 406-582-2317 4. Fire Department; Scott Mueller, smueller@bozeman.net, 406-582-2353