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HomeMy WebLinkAbout02 NarrativeNarrative - Page 1 of 10 |UNIVERSITY CROSSING| S. 19th Ave & Kagy Blvd Bozeman, Montana (concurrent with CUP ground level residences) (concurrent with Z13174 Site Plan MOD) (concurrent with Annexation #21152) Project Narrative The proposed buildings have apartments on all three levels. This project is requesting a CUP for conditionally allowing main level residential units. The proposed buildings have residential uses on the main level, however the buildings will be designed so the main level represents a more commercial appearance on the ends of the buildings that face the streets and constructed with a higher second floor level floor is may easily be converted to commercial uses in the future. Site plan with CUP for residential on main level. Lot 1A, Minor Subdivision 503A property located near S. 19th Ave and Kagy Blvd is planned to be developed with (2) three story buildings. North Building approx. 21,280 sq. ft. SF, South Building approx. 28,410 SF containing 59 one-bedroom apartments. The site is located in the community commercial designation area and zoned B-2. Departures/Deviation: This project is requesting a deviation to the code. See below city comments and response to Section 3 – Required Code Corrections BMC 38.520.030.C. Noticing Checklist: See Documents Folder Traffic Study: See Documents Folder CIL of Parkland: We propose Improvements-in-lieu to Spanish Peaks Park. No proposed park on the site. See AC5.0 Spanish Peaks Park Improvements drawing sheet for proposed improvements. The type of improvements proposed on the park are focused toward tenant uses. See bid estimate for improvements is included in the documents folder. Weed Maintenance Plan: No Weed Maintenance Plan has been provided because we are developing 100% of the site. Exempt Wells/ CIL Water Rights: No exempt wells proposed for irrigation. CIL of water rights is expected to be paid for irrigation needs in addition to building use, see documents folder (CIL of water rights Memo). Storm Detention: This project will propose underground storm detention systems. The site is planned to be filled to raise grade as well Access Easement: Common Lot access easement will be executed for vehicular access on a shared property boundary. Concurrent Construction: See documents folder for CRF and Memo Phasing: No Phasing Plan has been provided because both buildings will be constructed together with separate building permits for North and South buildings along with accessory structures. NCOD: No neighborhood conservation districts Narrative - Page 2 of 10 See A0.0 Site Cover for the following: Zoning Permitted Use Maximum Lot Coverage Maximum Building Height Block Frontage Setbacks Parking Required Bike Parking Open Space Parkland SITE PLAN SUBMITTAL CITY COMMENTS: (with Applicant comments) Section 2 – Conditions of Approval & Advisory Comments 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. 2. The Site Plan approval cannot be approved until the Crowley Fleck Building Modification (21321) is approved. 3. Prior to final plan approval, the western property line subdivision annexation and subdivision exemption must be finalized to ensure applicant has ownership and control over the entire proposed site limits. 4. The Cash-in-lieu Water Rights (CILWR) contribution must be paid to the City in full prior to final plan approval. 5. The Development Review Committee reviewed your request for concurrent construction and is likely in support of this request, however, be advised that in order for concurrent construction to be approved the requirements within 38.270C.1.c.(1) and as stated hereafter, must be met: Any required on-site or off-site extensions of water mains sewer mains, stormwater system, or streets to be dedicated to the public: must be located entirely within publicly held easements or rights-of-way; must serve only a single lot; are the subject of an irrevocable offer of dedication to the city upon completion of the project; the development is under the control of a single developer who must retain control of the entire project until final completion; all work is under the supervision of a single general contractor; and no subdivision of land is involved. Section 3 – Required Code Corrections Community Development Department, Development Division, Lynn Hyde, lhyde@bozeman.net, 406-579-1471 1. Site Plan Comments  BMC 38.400.090.C.3.b.(1) Two way drive access must be a minimum of 24 feet and one-way drive access must be a minimum of 16 feet. Confirm you are meeting these dimensions in all areas of the parking. Dimensioned drive, see AC2.1 Architectural Site Plan  BMC 38.510.030.C Landscape Block Frontage (Kagy) As you have noted, the Narrative - Page 3 of 10 landscape block frontage applies to Kagy. The landscape block frontages requires a minimum 10’ buffer of landscaping between the street and off street parking areas. Please increase your landscaping to meet this standard. Updated 10’ buffer of landscaping in this area, see AC2.1 Architectural Site Plan  BMC 38.520.030.C. Light and air access and privacy alongside rear property lines Buildings or portion thereof containing multi-household dwelling units whose only solar access (windows) is from the applicable side of the building (facing towards the side property line) must be set back from the applicable side or rear property lines at least 15 feet. The internal units on the southern building appear to only receive their solar access (windows) from the side of the building facing the side property line, thus requiring the 15’ setback. See below image for the units I’m referring to. While I’ve highlighted the units on the 3 rd floor, this applies to these internal units on all floors. Updated these four units at all levels to allow light and air on North/South walls of each bedroom exterior wall. We are asking for a deviation to the code to allow this design to be approved, see architectural plans and elevations sheets S-A2.0, S-A2.1, SA2.2, and SA3.0  BMC 38.520.040.C.2. Sites with residential units. Provide direct pedestrian access between all ground related unit entries and a public street or to a clearly marked pathway network or open space that has direct access to a public street. A pedestrian route needs to be provided that connects the southern portion of the site to S 19th Ave including marked crosswalks where the route crosses a vehicular access area. This comment was also provided in the Modification application. Updated pedestrian access to adjacent property to provide pedestrian route to S 19th Ave., see AC2.1 Architectural Site Plan  BMC 38.520.070.C.2. The sides and rear of service enclosures must be screened with landscaping at least five feet wide in locations visible from the street, parking lots, and pathways to soften views of the screening element and add visual interest. Current site plan is not meeting this requirement. Updated trash enclosure design with landscaping buffer, see AC2.1 Narrative - Page 4 of 10 Architectural Site Plan & L104 Landscape Site Plan  BMC 38.570.040.F.2. Poles supporting lighting fixtures for the illumination of parking areas and located directly behind parking spaces must be placed a minimum of five feet outside the paved area or on concrete pedestals at least 30 inches high above the pavement, or suitably protected by other approved means. Current site plan is not meeting this requirement. Updated design of poles to have bases at all locations, see AC2-4 - Photometric Details, pole base detail  Submit a site photometric plan that shows the footcandles and extends the information across the entire site (all the way to the property lines) so staff can ensure it is meeting the requirements of 38.570. See AC2.3 Photometric Site Plan Parks, Matthew Lee, mjlee@bozeman.net, (406) 582-2339  Cash-in-lieu of Parkland (CILP) appraisal value is currently $2.07 PSF (effective June 22, 2021). Final CILP appraisal value is determined at the time of final plan approval.  For providing CILP, please provide written justification as a separate document per Resolution 4784 See Documents CIL of Parkland Calc. and Park Improvements Estimate  Provide parkland calculations within the Park Plan narrative. Calculation for IILP provided in 12-1 Park IILP Estimate is different than the estimate in A0-0 Cover Sheet. o Design & Installation is not counted towards IILP – only the cost of the pavilion is included as IILP. Please adjust the IILP estimate. See Documents CIL of Parkland Calc. and Park Improvements Estimate o Resolution 4784 excerpt regarding IILP:  All parkland proposals are reviewed by the Rec and Park Advisory Board or its Subdivision Review Committee and approved by the City Commission at formal Site Plan submittal. Engineering Division, Cody Flammond, cflammond@bozeman.net, (406) 582-2287 Narrative - Page 5 of 10 Stormwater 1. BMC 38.410.080 D. Grading and Drainage – Stormwater ponds/facilities serving multiple lots in separate ownership must not be located on private lots or public rights of way. a. The applicant has proposed eliminating the common open space lot defined for shared storm water and using this lot as development space. i. The common open space lot must be redefined using the minor subdivision process into developable space; and ii. Because the common open space lot is being eliminated, the site storm water must be contained and treated per city requirements (BMC 40.074.700 (A)/DSSP Section II (B) - Storm Drainage Plan) for each individual lot in the development. The common open space lot is not going to be removed. The common open space will continue to be used as shared storm water, the proposed change is serving as an underground storm water system with shared parking on the surface for adjoining lots. 2. DSSP Section IV (C)(5) - The use of sidewalk chases is discouraged, and their use is limited to situations where it is not possible to use standard inlets and piping. Standard Inlets have been proposed for the Kagy Boulevard improvements/expansion. a. The applicant must use a standard inlet and piping for the collection and conveyance of drainage from Kagy Boulevard to Retention Pond 1. Standard Inlets have been proposed for the Kagy Boulevard improvements/expansion. 3. Stormwater Management Design Report a. In Appendix D- Groundwater Monitoring Results, the monitoring well depths are reported as being between 2 and 2.25 feet below ground surface, but the groundwater depths are reported as being between 6.08 and 7.9 feet below ground surface. The applicant must revise the sheets to report the actual depth of the wells. The “well depths” in the Groundwater Monitoring spread sheet is the perforated PVC pipe height from ground surface to top of the pipe above the ground. The groundwater monitoring has been updated with the surveyed elevations of the surrounding ground surface and top of monitoring well to more accurately estimate the true ground water depth. Groundwater depth values have been updated in the stormwater design report. b. The geotechnical report provided states the seasonal high groundwater is approximately three and one half feet below ground surface. The applicant must demonstrate that adequate storage will be available above the seasonal high groundwater level to meet the water quality and quantity standards. See Documents: updated Stormwater Management Design Report last page regarding the depth the SHGW and the groundwater monitoring that was Narrative - Page 6 of 10 done on the site. The update site plan provides adequate storage above SHGW. c. Drainage Area 5 needs to include the entire area to be improved that will drain to Retention Pond 1. The improvements to Kagy Boulevard have been divided in to two drainage areas that will drain two underground retention chambers. The drainage areas include the entirety of the Kagy and 19th ROW that will drain to the proposed chambers. d. The applicant must demonstrate how stormwater drainage is managed for Kagy Boulevard east of the current Drainage Area 5 boundary. The improvements to Kagy Boulevard have been divided in to two drainage areas that will drain two underground retention chambers. The drainage areas include the entirety of the Kagy and 19th ROW that will drain to the proposed chambers. e. The applicant must provide the regulatory reference for using an infiltration rate of 26 inches per hour or provide onsite infiltration test results. Falling Head Percolation Tests have been performed near the proposed infiltration chamber locations and included in the updated Stormwater Management Report. f. DSSP Section II (A)(4) Water Quality - The applicant must include a drainage plan with post-construction storm water management controls that are designed to infiltrate, evapotranspire, and/or capture for reuse the post-construction runoff generated from the first 0.5 inches of rainfall from a 24-hour storm preceded by 48 hours of no measurable precipitation. For projects that cannot meet 100% of the runoff reduction requirement, the remainder of the runoff from the first 0.5 inches of rainfall must be either: a. Treated onsite using post-construction storm water management control(s) expected to remove 80 percent total suspended solids (TSS); b. Managed offsite within the same sub-watershed using post-construction storm water management control(s) that are designed to infiltrate, evapotranspire, and/or capture for reuse; or c. Treated offsite within the same subwatershed using post-construction storm water management control(s) expected to remove 80 percent TSS. i. The applicant must meet the water quality requirement in Drainage Area 4 for the entire Drainage Area 4 area. This item is noted. The proposed Drainage Area 4 has been subdivided and renamed to new drainage areas. These areas will now drain to two proposed retention ponds on the west side of the property. 4. DSSP Section II (B) Stormwater Facility Maintenance Plan a. The applicant must identify who owns the facilities. This is noted. The Stormwater Facility Maintenance Plan has been provided both for the subdivision facility located in Open Space 1 (owned and maintained by the property owners association and the on-site stormwater facilities (owned and maintained by the Lot 1A-1 owners) Narrative - Page 7 of 10 b. The applicant must separate the maintenance of the retention pond from the Stormtech system maintenance. This item is noted. The maintenance for different stormwater facilities have been separated in the plan. i. Maintenance for each facility shall be adequately addressed in the Stormwater Facility Maintenance Plan. Noted c. The applicant must fill in the subdivision number blank. Water Rights Will be filled in with the amended Plat 1. BMC 38.410.130 (A) (1) Water rights – Cash-in-lieu of water rights for 7.32 AF at $6,000/AF, $43,896 (per Griffin Nielsen) must be paid prior to site plan approval. Water and Wastewater 1. The water demand memorandum states that a three-inch service line will be used for the north building but the plans shown a four-inch service line will be used. The applicant must clarify what size service will be used. Four inch services will be used then reduced to a 3 inch meter 2. DSSP Section (V)(A) Water Design Report - A water design report must be prepared by a professional engineer for the proposed project and submitted for review. The water distribution system must be designed to meet the maximum day demand plus fire flow and the peak hour demand. A water and sewer design report has been provided showing adequate capacity for the domestic water demand and fire demand. Sanitary Sewer flow estimates and system design have been included in the report. 3. DSSP Section (V)(B) Wastewater Design Report - A wastewater design report must be prepared by a professional engineer for the proposed project and submitted for review. The wastewater system must be designed to meet the peak hour flow plus infiltration. A water and sewer design report has been provided showing adequate capacity for the domestic water demand and fire demand. Sanitary Sewer flow estimates and system design have been included in the report. Transportation 1. BMC 38.400.070 Street Lighting - City standard street lights are required along the frontage of Kagy Boulevard, per the arterial spacing requirements. The street lighting must shown on the site plan. Infrastructure plans for the construction for the street lights must be submitted to the City Engineering Department per the Design Standards and Specifications Policy Manual. The street lights must be part of an SILD prior to occupancy of the proposed project. Narrative - Page 8 of 10 A street lighting photometric plan has been provided with the resubmittal, see Documents: Roadway Lighting Improvement 2. BMC 38.400.060 Street Improvement Standard – Kagy Boulevard is classified as a principal arterial street. Development of the Site requires the improvement of this street along the Site’s frontage to City standards, including proper drainage, dedication of right-of-way (ROW), pavement, detached sidewalks, landscaped and irrigated boulevard strip, trees within the boulevard, curb and gutter and proper access points into the Site. a. The applicant must improve Kagy Boulevard from 19th Avenue to the development’s western boundary. Site design complies, see L101 – Overall Landscape Plan 3. BMC 38.220.060 (A)(12) Traffic Generation - A traffic impact study will be required for the proposed development which will need to discuss how much daily traffic will be generated on existing local and neighborhood streets, roads and alleys, when the subdivision is fully developed. a. The submitted traffic impact study is missing the appendices. The applicant must submit the traffic impact study appendices. See Documents TIS 4. BMC 38.400.100 Street Vision Triangle- No fence, wall or planting in excess of 30 inches above the street centerline grades is permitted within a street vision triangle. The applicant must show the street vision triangles for all street intersections and accesses. The street vision triangle has been more clearly labeled and updated to match the realigned drive access. 5. BMC 38.400.110 (A) Transportation Pathways - Pathways must be installed in accordance with this chapter, the growth policy, the most recently adopted long- range transportation plan, any adopted citywide park plan, and any adopted individual park master plan, and must comply with City of Bozeman Design Specifications. a. The applicant must show the feasibility for expanding the ten-foot wide shared use pathway along Kagy Boulevard to 14-foot wide. 10’ pathway is shown. A 14’ wide pathway could take up most of the 15’ wide public street and utility easement. b. The applicant is advised that concrete is the preferred surfacing for the shared use pathway, but asphalt is allowed. Noted Waiver of Right to Protest Creation of Special Improvements Districts 1. The applicant must revise the Waiver of Right to Protest Creation of Special Improvements Districts as shown on the attached redlined document. Concurrent Construction 1. BMC 38.270.030.C.1 - To achieve building permit approvals prior to completion of the public infrastructure improvements associated with the Narrative - Page 9 of 10 development, the applicant must follow BMC 38.270.030.C.1 options b and c. The following items must be in place prior to building permit approval as can be seen in 1 through 4 of Subsection c. a. All easements for the infrastructure must executed. b. An irrevocable offer of dedication must be delivered to the Engineering Division. c. Approval from the Fire Department (Scott Mueller) to simultaneously construct the infrastructure and private development. This approval must be sent to the Engineering Division. d. Infrastructure approval must be provided by the City Engineering Division and the state. 2. Irrevocable Offer of Dedication a. The applicant must revise the document to place the signature and notary on the same page. b. The applicant must revise the application number to 21327. c. The applicant must insert the dates of site plan approval and infrastructure plans with the final submission of the document. Watercourse Setback 1. BMC 38.410.100 (A)(2)(d) - No newly constructed residential or commercial structure, addition to an existing structure, fence, deck, fill material (other than that required for exempt uses), parking lot or other impervious surfaces, or other similar improvements may be located within required watercourse setbacks, unless approved through, and in conformance with, a variance or deviation process as authorized in this chapter. a. The applicant must not place fill in the watercourse setback. This item is noted. The grading has been revised to meet existing grades at the edge of the Zone 2 setback. Exposed foundation walls along the west sides of the proposed building will be utilized to prevent grading into the Zone 2 setback. NorthWestern Energy; Kory Graham, Kory.Graham@northwestern.com  See comments submitted 3-17-21 DRC meeting.  Civil Site Plan shows gas and electric meter location on the east side of the building on the north side and inside a breezeway of the south building. The needed width between buildings when installing meters is a minimum of 10 feet wide. The building elevation views for the north building does not show the proposed gas and electric meter location. If each unit will be metered separately then, with 23 units for the north building and 36 units for the south building, the area for the installation of 23 & 36 electric and 23 & 36 gas meters will require a substantial amount of wall space. As stated in previous comments, gas meters can only be stacked two high. With 23 gas maters there will need to be 11 meters on the top row and 12 gas meters on the bottom row. Length of wall space needed would be between 18 ft to 20 ft in length & 5 ft high. With 36 gas meters will require 18 gas meters on the top row and 18 gas meters on the bottom row. Length of wall space needed would be between 28 ft to 30 ft in length & 5 ft high. Electric gear and electric meters will need to be installed within the same location as the gas meters with the required separation. Electric meters can be stacked up to 4 meters high. See Sheets N-A7.0 Details and S-A7.0 Details for gas and electric meter Narrative - Page 10 of 10 designs for both buildings.  Submit an application online to have the NWE project engineer work with the applicant. See Documents NWE Application submitted Memo 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. Solid Waste Division; Russ Ward, rward@bozeman.net, 406-582-3235 1. Roof of enclosure may not overhang the enclosure opening to allow for truck access. Updated the roof design, See AC3.0 Refuse Enclosure, Site Details 2. Doors must swing open minimum of 180 degrees. The current plan shows parking to the right of the enclosure if a car is in that spot doors cannot open 180 degrees to allow truck access. Updated enclosure site layout, See AC2.1 Architectural Site Plan Fire Department; Scott Mueller, smueller@bozeman.net Vehicular access and site layout appear acceptable at this time. Water Conservation Division; Chelsey Trevino, ctrevino@bozeman.net See attached advisory comments. Attachments: 1. Engineering review comments 2. Water Conservation advisory memo.