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HomeMy WebLinkAbout2.3 Revision and Comment Narrative 02-15-2019MINARIK ARCHITECTURE Inc. 2222 NE Oregon St. s217, Portland OR 97232 MINARIKARCH.COM 971 319 6249 Project# . 2.14.2019 1 of 6 To: Development Review Committee Re: 795 Manley Road Office Building Site Plan – 19003 Date Issued: 2/6/2019 Date Returned: 2/14/2019 Narrative of Modifications and responses based on comments received. We listed the reviewer’s comments below with our narrative response below each comment. Planning Division, Melissa Pope, mpope@bozeman.net, 406-582-2260 1. The Waiver of Right to Protest SID must be recorded with the Gallatin County Clerk and Recorder’s office. Proof of this recordation must be provided to the city prior to site plan approval. C&H Engineering and Surveying, Inc. attempted to retrieve the signed Waiver of Right to Protest SID from the City of Bozeman Planning Department’s office on February 11th, 2019. The staff was unable to locate the copy of the signed waiver. The waiver will be recorded with the Gallatin County Clerk and Recorder’s office upon acceptance of the site plan. 2. Section 38.550.050.C.2(d) No tree shall be planted closer than four feet to the paved portion of the parking lot. The planting strip between the north row of parking is 6’ in width. The trees have been shifted so that the CL of the trunks are located 4’-6” off of the edge of the parking area. This solution was discussed with Melissa Pope prior to submittal. 3. Section 38.520.070.C 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. The south façade of the trash enclosure has not been adequately screened from the adjacent property’s parking lot. The trash enclosure has been redesigned to allow for 5’ of landscaping along the solid walls of the enclosure. The entry has been relocated to the south to allow for easy access to the trash and recycle bins. 4. Section 38.520.040.D, pathways must be separated from structures by at least three feet of landscaping including on the West side of the building. The design has been modified to show a planting strip along the west side of the building. The planting area is 5’-0” wide. 5. The access road on the West edge of the property designated for a Fire Lane must include specific signage, as detailed in the 2012 International Fire Code D103.6-103.6.1. This sign detail must be provided in the application, preferably on Civil sheet 3.0. The sign detail is shown on Civil Sheet C3.0 pursuant to the 2012 International Fire Code D103.6-103.6.1. 6. Sheet C1.0, under Vehicle Parking Summary, states that the proposed office building is 5779-sf, however the other documents in the application state there is 6895-sf. Please revise. Parking calculations have been removed from C1.0 and are shown on the cover sheet for the site plans. 7. Sheet A3.01 East Façade Transparency Calculations. Please include a line item calculation that simply shows that this building frontage meets the standard of “Other buildings, at least 10% of the entire façade (all vertical MINARIK ARCHITECTURE Inc. 2222 NE Oregon St. s217, Portland OR 97232 MINARIKARCH.COM 971 319 6249 Project# . 2.14.2019 2 of 6 surfaces generally facing the street)”. The code requires a calculation of the entire façade; from ground level to 22’8”. The transparency calculations are indicated on the A3.01 Sheet 8. It is unclear how the snow storage will be adequately dealt with on-site and how it will not negatively impact vegetation. All the snow storage is currently being shown in landscaping bed and at the base of trees. How will the trees not be damaged by this? How will the initial stages of the tree’s life not be harmed by the snow pack and plow head? Additionally, there does not appear to be adequate snow storage being proposed on-site. An agreement between the property owner to the west would be required if the applicant proposes to dump their snow on to the neighbors property. The majority of the snow storage will now be taken care of in the parking lot. See A1.00, L1.00 and C1.00 for snow storage zone. All melting snow drainage will be accommodated by on site drainage, See Civil. 9. The south elevation of the building currently has “blank walls” as defined in Section 38.530.070. These untreated walls must be mitigated anywhere they are visible from a public street, pedestrian-oriented space, common usable open space or pedestrian pathway (both on this subject property and off). The change of building material on the south façade does not address the area that is a blank wall. The landscaping chosen is not a coniferous species and will lose leaves for most of the year, leaving the wall bare. The planting in this area of the project has been modified to meet and/or exceed the blank walls section of the code. See L1.00 for planting plan. 10. Section 38.550.060 Landscape performance points. The performance point code reference on sheet L1.00 should be updated to state 38.550.060, rather than the indicated 38.550.050. The foundation planting provided does not circle at least 70% of the building/foundation perimeter (exclusive of entrances). The points claimed for foundation plantings (38.550.060.B.4) do not meet the code criteria for foundation planting. The outside patio does not meet the criteria of 38.550.060.C.3 because it does not meet the requirements of pedestrian-oriented design of 38.520.060.D.1(a). Pedestrian access into the site from the street is a qualification of “pedestrian-oriented open space” and this patio is only accessible from the tenants within the office space itself, not people from the public walking on the sidewalk, for example. The setback planting point allowance awards 5 points per setback if it meets the criteria established in 38.550.060.B.2. The current landscape plan would only be awarded 5 points in this section, since for every 50 linear feet of the front setback a plant element from Column A and Column B was provided. The Landscape performance points have been updated to reflect the requirements in 38.550.060. The planting plan has been updated accordingly. 11. Signs 38.560.060. For the purposes of signs, the building frontage is 68’ rather than the 61 indicated on sheet A 3.00. The permitted sign square footage allowance is 114.5-sf. please update the plans. Be advised, that a separate sign permit is required prior to any installation of a sign on the building. This site plan application in no way grants permission or entitlement to any signage. The signage calculations have been updated based on 68’ of frontage. Calculations are on A3.00 12. The elevation drawings show the electric meters on the south elevation, and the civil drawings show the connection on the north side of the building. Revise as appropriate. Electrical service has been coordinated and is shown on the south side of the building on both Architectural and Civil drawings. MINARIK ARCHITECTURE Inc. 2222 NE Oregon St. s217, Portland OR 97232 MINARIKARCH.COM 971 319 6249 Project# . 2.14.2019 3 of 6 Building Division; Bob Risk, brisk@bozeman.net, 406-582-2377 1. At least one van accessible ADA parking space is required. The Americans with Disabilities Act regulates the parking stall design and size requirements. a. The curb cut must be clearly shown on the plan drawings. A curb cut has been added that accesses the van accessible spot. See A1.00 for additional information. Engineering Division, Anna Russell, P. E., arussell@bozeman.net, 406-582-2281 1. 38.400.060.B.4 BMC requires all arterial and collector streets and intersections with arterial and collector streets to operate at a minimum level of service "C" unless specifically exempted by this section which allows an exception to the LOS standard if: a. Granting a waiver would not be contrary to the public health and safety and is in the public interest; i. As the intersection level of service operates at a LOS “D” in the AM peak-hour condition primarily due to left turn traffic from Manley onto Griffin and traffic generated by this project will impact the intersection LOS primarily in the PM peak hour condition as traffic leaves the project, the public health and safety are protected. b. Improvements to the intersection LOS are within the next three years of the City’s capital improvement plan (CIP); i. The CIP lists this intersection for construction of improvements within three years. c. All right-of-way necessary for the intersection improvements are obtained; i. The City has verified that all right of way is in public control. d. The City Commission has approved a financing plan; i. The financing is provided through the City’s Impact Fee Program and the applicant must verify if a local share is required for this intersection other than what is planned in the City’s Arterial and Collector District Fund. A waiver has been requested from the City of Bozeman. There are currently no know local shares required for this intersection other than what is planned. Please see the attached waiver request. 2. BMC 38.410.080. Include the applicable section of the referenced Gallatin Park Subdivision Report as an appendix to the Stormwater Design Report to verify the amount of runoff included in the existing stormwater detention infrastructure. A portion of the original design report for Gallatin Park Subdivision is now included in the Stormwater Design Report verifying the values originally used for stormwater facilities design. 3. BMC 38.540.020.M. Snow removal storage areas must store snow accumulation onsite. Offsite storage will require a documented and recorded agreement between owners. Snow storage is available within the parking lot area and is also available at landscape zones throughout the project. See A1.00, C1.00 and L1.00 for additional information on snow storage. NorthWestern Energy; Cammy Dooley, cammy.dooley@northwestern.com 1. Transformer locations must be shown on the plans. The transformer is shown on the northeast corner of the property, as called out on C1.0. Solid Waste Division; Russ Ward, rward@bozeman.net, 406-582-3235 1. The area designated for trash tote pick up will not allow the side-load truck to pull up beside the totes if any cars are parked in the parking spots. Also, there is no spot to turn the truck around. Please either chose a new spot or pull the totes to the street. A side-load truck is the same size as a front-load truck that empties dumpsters, but the difference being that a side-load truck has to pull up beside the totes to empty them then be able to turn around. MINARIK ARCHITECTURE Inc. 2222 NE Oregon St. s217, Portland OR 97232 MINARIKARCH.COM 971 319 6249 Project# . 2.14.2019 4 of 6 A trash pick-up area has been designated along the main driveway accessing the project. This allows for a side-load truck to pick up the trash bins. There is turn around access for the trash trucks within the parking area. Forestry Division; Alex Nordquest, anordquest@bozeman.net, 406-582-3225 1. I would recommend swapping out the (2) Bur Oaks in the parking strip to keep the smaller tree size consistent throughout the development. However, confirm with the parking lot planting specifications for the requirements of large-canopy trees in proximity to parking spaces. See L1.00 for the tree selection changes. Note these changes were discussed between Landscape Designer and Forestry Division prior to submission. 2. The snow storage locations are proposed primarily where trees are located. The applicants should address how they will prevent the trees from getting plowed over, especially the tree in the southwest corner. See L1.00 for further information. Metal tree guards have been added to vulnerable trees in high snow packed areas. Additional snow storage was added. Section 4 – ADVISORY COMMENTS Planning Division, Melissa Pope, mpope@bozeman.net, 406-582-2260 1. Due to the relatively high ground water within the subdivision, construction of basements or other below grade spaces, including crawlspaces, is not recommended. The ground water height has been noted. In response, the design team will be pursuing a slab on grade with concrete footings for the foundation design. See Architectural drawings for additional information. Building Division; Bob Risk, brisk@bozeman.net, 406-582-2377 1. Generally, a new tenant improvement building permit cannot be issued for a new shell building that is still under construction. We receive many requests to expedite the tenant improvement work in a shell building that’s under construction. As a time saver, we have 3 options that are intended to help with this. Options for tenant improvements in an unfinished shell building: A. Building plans for a tenant improvement may be submitted prior to the completion of the shell building. All of the reviews can take place and the tenant improvement permit can be readied for issuance immediately upon completion of the shell building. B. The general contractor for the shell building may submit revisions to the original shell building plans to cover the work required for the tenant improvement. The additional tenant improvement work will be completed by the general contractor along with the work covered by the original shell building permit. The shell building and the tenant improvement will be finaled at the same time after all of the work for both has been completed and approved. C. The general contractor, acting as the project manager, may allow a sub-contractor to submit revisions to the original shell building plans to cover the work required for the Tenant Improvement. Under the supervision of the general contractor, the additional tenant improvement work may be completed by the sub-contractor while the general contractor completes the work covered by the original shell building permit. The shell building and the tenant improvement will be finaled at the same time after all of the work for both has been completed and approved. This comment has been noted. The team will be submitting a building permit with the tenant scope included as part of the initial Building Permit. Water Conservation; Nicole Reed, nreed@bozeman.net, 406-582-3220 1. Indoor Water Efficiency In reference to both A2.20 and A2.21 floor plans, it is highly recommended to install high efficiency bathroom fixtures for all restrooms in the proposed building. Installing high efficiency toilets, faucets, and urinals may result in significant water savings to pass on to future tenants, and does not result in higher up-front costs. Reduce upfront costs by participating in the City of Bozeman’s indoor rebate program. Rebates are available MINARIK ARCHITECTURE Inc. 2222 NE Oregon St. s217, Portland OR 97232 MINARIKARCH.COM 971 319 6249 Project# . 2.14.2019 5 of 6 for high efficiency toilets, faucets, and urinals. For more information about commercial business rebates, please contact Nicole Reed with the Water Conservation Division at 406-582-3220 or nreed@bozeman.net. This recommendation has been noted and high efficiency fixtures will be integrated into the design wherever feasible. This information will be included in the future building permit submission. 2. Outdoor Water Efficiency In reference to L1.00 Landscape Plan, it is recommended that the applicant complete and submit a detailed irrigation system design that should include the following components at a minimum: • A drawing to the same scale as the landscape plan • An Irrigation Design Plan that should accurately and clearly identify: i. Property boundaries, existing and future right of way lines. ii. North arrow, title block with name of project, sheet name, company identification including address, phone number and name of person preparing plan and date. iii. Graphical and written scale - sheet size and scale to match the approved landscape plan(s). iv. Existing and proposed structures and paving. v. Proposed grades or spot elevations in sloped or bermed areas. vi. Location, model and size of all components of the irrigation system along with typical detail sheet. vii. Location of the water source(s) and the amount legally and physically available. Include all water rights and permit numbers and other identifiers. 1. The source, psi and flow rate available from the source determines the irrigation system design and level of efficiency. Applicant should determine this information prior to final irrigation system design and provide this information. viii. Static water pressure at the point of connection. ix. Each zone or station shall list the: 1. Zone number. 2. Design operating pressure. 3. Flow rate. 4. Application rate (inches per hour). 5. Location, number and size of water tap(s), meter(s) and backflow preventer(s). 6. Location and size of each hydrozone (low, moderate, high) showing: a. Square footage of turf areas. b. Square footage of planting bed areas. c. Site water requirements. d. Method of irrigation used for each hydrozone (sub-surface, drip, microspray, pop up, rotor). x. Calculated Annual Irrigation Water Use (See example below) xi. Any zone(s) using non-potable water. xii. Seasonal irrigation system maintenance schedule. • Irrigation designs for sites with greater than 1 ½” meters should also accurately and clearly include in addition to the above requirements: i. Pressure loss worksheet. ii. Irrigation schedule showing total run times, zone runtimes, number of cycles, frequency of irrigation for each zone. Additionally, it is recommended that the applicant should install multi-stream, multi-trajectory (MSMT) sprinkler nozzles. MSMT nozzles can reduce water lost to wind drift, runoff and evaporation by 30-50% in comparison to other nozzle types. Also, by installing a weather based irrigation controller (WBIC) in conjunction with the proposed rain sensor, the applicant can increase water use efficiency by 30%-45%. Rebates are available for the installation of the following high efficiency irrigation system components (only applicable to systems connected to City of Bozeman water). For more information about sprinkler system rebates, please contact Nicole Reed with the Water Conservation Division at 406-582-3220 or nreed@bozeman.net. MINARIK ARCHITECTURE Inc. 2222 NE Oregon St. s217, Portland OR 97232 MINARIKARCH.COM 971 319 6249 Project# . 2.14.2019 6 of 6 A specification is included on the Landscape drawings reflecting the performance criteria and outline of the future irrigation system for this project. The system will be designed at a later date due as part of the design/build portion of the project. This has been agreed to by the Water Conservation Department prior to submission of this packet.