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HomeMy WebLinkAbout22_22_ResponseLetter-SPRCommentsWith Responses-Application21231_08172021 Page 1 of 1 August 17, 2021 Attn: Susana Montana, Senior Planner smontana@bozeman.net 406-852-2285 Re: Site Plan Review: North Central Block 3.4 (The Henry) Application No.: 21231 RESPONSE LETTER & SUMMARY OF NEW CHANGES In response to your first comments, dated July 12, 2021, we offer you the following response on the next several pages and corresponding revised sheets. Modifications to the drawings in response to these comments are clouded. New Changes made that are not in response to specific comments received are listed below are also clouded in the drawings. 1. C 4.0 – Refined stormwater elevations and added accessible route. 2. C 4.1 – Added bike rack detail. 3. C 4.2 – Refined stormwater elevations. 4. Concurrent Construction Request added for concurrent construction of off-site sewer main replacement. 5. L500 – bike rack detail updated to reflect current model specification/over-structure drain mat detail added 6. L501 – section and plan added for Unit 105 landscape on Tracy Frontage/ corrected mislabeled unit numbers 7. L502 – Courtyard details added/ corrected mislabeled unit numbers 8. L503 – Courtyard details added 9. A1.01 & A2.01 – Main entry canopy length revised from 20’-8 ½” to 20’-6”. Text note added identifying residential exit-only doors at east & west façade. Depth of vertical metal trim detail revised from 6” to 4” for constructability. 10. A1.01, A2.01, A3.11 & 1/A3.14 – 2 windows removed at Unit 105 along Tracey Ave in order to make unit more private and layout better for furnishing. Sincerely, Leslie Maienschein-Cline, Associate SOLOMON CORDWELL BUENZ In response to your first comments, dated July 12, 2021, we offer you the following response on the next several pages and corresponding revised document and drawing sheets. Modifications to the documents and drawings in response to these comments are clouded. New Changes made that are not in response to specific comments received are listed below are also clouded in the drawings. Page 1 of 3 July 12, 2021 August 17th, 2021 – Design Team Response Leslie Maienschein-Cline Nicole Stine Leslie.maienscheincline@scb.com nicoles@architects-sma.com RE: North Central Block 3.4 [The Henry] Site Plan 1st Review Comments, Application No. 21231. Project Description: This is a review of a site plan application for development of a 6 story plus partial mezzanine, 116,171 gross square foot (sf) wholly-residential building providing 44 dwelling units with 45 parking spaces on a 24,440 square foot (0.56-acre) lot with associated infrastructure. An existing parking lot accessory to a commercial building would be demolished to make way for this development. An off-site stormwater management facility would be temporarily stored on the abutting parcel to the south which is under the same ownership. Project Location: 300 N. Willson Avenue. The property is legally described as lots 1-6 of Block 3 and a portion of Block 4 of the Bealls 3rd Addition Subdivision and portions of vacated North Willson Avenue and an alley located in Beall’s Third Addition to Bozeman Subdivision, lying within the NW ¼ of S07, T02 S, R06 E. of the P.M.M. Gallatin County, Montana. Each of the 6 lots consisting of the project Site measure 25 linear feet in width by 149.76 linear feet in length or 22,464 gross sf in size. The Applicant proposes to amend the subdivision plat to combine the six subject lots into one Lot 1A of an amended plat. The Site lies within the B-3, Downtown Business District and the Neighborhood Conservation Overlay District (NCOD). Dear Leslie and Nicole: Below please find comments on the aforementioned proposed project from the City’s Development Review Committee (DRC) at their July 14, 2021 meeting. Engineering comments are provided as a separate attachment. If you have questions about any of the comments noted below, please contact the reviewer directly. All code sections noted below refer to the Bozeman Municipal Code (BMC). If you have any questions or concerns, please do not hesitate to contact Development Review Coordinator Ross Knapper at rknapper@@bozeman.net. I can be reached at smontana@bozeman.net. Page 2 of 3 Sincerely, Susana Montana, Senior Planner Department of Community Development DRC First Review Comments on the North Central Block 3.4 Concept Site Plan Community Development Department, Development Review Division, Susana Montana, Senior Planner, smontana@bozeman.net, 406-852-2285 1. Process – BMC 38.230.020. A lot aggregation Subdivision Exemption (replat) application is required for City review of this proposal. The revised plat must be approved and recorded with the Gallatin County Clerk and Recorder prior to approval of a site plan for the proposed development. The proposed Master Site Plan for the North Central development must be approved prior to approval of this site plan. Note that the easement for the off-site stormwater facility on the southern abutting lot must be recorded prior to approval of this site plan. Response: Noted. 2. 38.340.100. Demolition of a non-historic structure in the NCOD. We are in receipt of the Commercial Certificate of Appropriateness (CCOA) application for the demolition of the parking lot on the Site. As you are aware, both the site plan and COA application require public notice. For the demolition of the parking lot, please be prepared to respond to any public inquiries about the loss of parking spaces for the commercial tenants and their customers during construction of the project and after completion while the commercial building is still occupied. Response: Noted. Please provide final comments on the CCOA/DEM checklist materials that were submitted as a part of this site plan application. Please include any and all revisions that need to be made before proceeding with the next steps to give final approval at the demolition of the structures enclosed in the demolition exhibits provided with the site plan application. The applicant intends to pursue the approval for a demolition permit request as soon as possible 3. 38.220.080.A.2.j. Building Design and 38.520.030. Block Frontage Standards. a. Please provide a Sheet with detail of the first floor treatments for both the Mixed Block Frontage façade treatments for the residential accessory spaces along the Beall and Tracy frontages. The existing elevations are too “busy” with lines and numbers for us to evaluate their Block Frontage compliance. Response: Per conversation with planner, material tags removed from overall elevations to make elevations more legible. Enlarged elevations A3.14-A3.15 to show ground level façade have also been added. Page 3 of 3 b. Please provide enlarged treatments of the Special Residential Block Frontage treatments along the Tracy and Villard frontages. The elevations’ lines and numbers obscure those treatments. Response: See A1.03 and Enlarged Elevations A3.14- A3.15 for clarification of Special Residential Block Frontage treatments. c. The colors and glazing appear very dark in your perspective images. Please provide a physical sample of the glazing to be used on the ground floor windows with the next submittal; it should be clear glass. Please provide a calculation box next to each elevation noting the square footage and percent of transparencies of each façade. Response: Glazing used on project is a highly transparent double pane IGU with low- e coating, the dark appearance of glass in the renderings is not representative of the specified windows, see images of physical glazing samples on SPR-A3.30 Transparency calculation boxes for each elevation were included on SPR-A3.10- A3.13 in the original submittal, see upper right corner of each page. Boxes are clouded for ease of reference. d. Please give us a narrative as to how Unit 105/105 meets the Special Residential Block Frontage Standards of 38.510.030.J.3. The setback from the sidewalk/property line is less than 10 feet and I do not see a four-feet-wide landscaped area for each unit. If you do not meet the standards of subsection 3, please describe and illustrate what “Other transition design measures” you employ that “adequately protect the privacy and comfort of the residential unit and the attractiveness and usefulness of the pathway at least as effectively as Options 1 through 3”. This “other transition design measure” must be submitted as a Departure request. Please provide the narrative addressing the Departure criteria noted above and an annotated illustration to accompany the narrative. As noted in our April 21st DRC comment letter, should you request any allowable Departure from BMC code standards, you must submit a separate A-1 application form for each Departure request with a separate fee for each request. Each Departure request must include a narrative as to what standard you seek to depart from, the reason(s) why, how you would mitigate the impact of such departure or how you would better design the project, and a description of how the alternate design or mitigation positively addresses each Departure criterion. Response: Project is using combination of Options 1-3 to meet the Special Residential Block Frontage Standards and is pursuing a departure request for two portions of the façade along Tracey Ave. See Section #25 Departure Request for Narrative and drawing sheet SPR-A1.02 showing how Special Residential Block Frontages are met. 4. 38.540.050.A.1.b.(4) Parking Reductions For Transit Availability. Please demonstrate, based on the proposed new Streamline route and bus stop plans, which sheltered transit stop lies within 800 linear feet of this Site. If that cannot be achieved, please revise your parking requirement calculations and the Master Plan parking calculations and assumptions noted in your Parking Narrative submittal. It is noted that you are providing 45 parking spaces within the basement garage. If you do not qualify for the transit 10% (4 spaces) reduction, you will not be able to “support other uses in the North Central Master Plan”. Response: See Section #11_Parking Narrative for revised parking calculation, transit reduction is no longer taken. The parking calculation matches the most recent North Central Master Plan RC01 Submittal (Application No. Page 4 of 3 21029). Master Plan parking calculations that do not apply to Block 3.4 have been removed from the Block 3.4 Parking Narrative of to avoid possibility of conflicting information. 5. Phasing. As noted in our April 21st DRC comments, please explain the phases of this development and identify how each phase would be staged. The Civil Engineering Report does not address this. Response: The Block 3.4 project will be built in a single phase. Prior to construction on Block 3.4 beginning, temporary parking for existing tenants of the Medical Arts and Same Day Surgery building will be provided with a temporary parking lot, see STUP Permit #21-325 MV Care Center Parking Lot. See also Section #11_Parking Narrative “North Central Master Plan Shared Parking Summary for the Medical Arts Campus and AC Hotel” for description of parking strategy. Also prior to construction on Block 3.4 beginning, demo of Medical Arts building entries will occur and there will be re-establishment of services and construction of new entries. See sheets A1.20-A1.23 submitted with original SPR application. Also see A1.10 Construction Management Site Plan for more detailed description of construction activities that will occur as part of the Block 3.4 construction. Recreation and Parks Department, Addi Jadin, ajadin@bozeman.net, 406-582-2908 1. Cash-in-lieu of parkland (CILP) is recommended in B-3 zoning district. Current appraisal value is $1.72; final value is determined at the time of Site Plan completeness (deemed acceptable for review) and payment is required prior to Site Plan approval. Response: Noted. 2. CILP request using criteria in Resolution 4764 will be reviewed by the Recreation and Parks Advisory Board (RPAB) Subdivision Review Committee at the time of Site Plan submittal. Response: Noted.