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HomeMy WebLinkAbout005_Trinity Church Informal DRC_Design Team Responses July 21, 2021 ThinkOne Attn: Maryanne St. Sauver 101 E. Main St., Suite A Bozeman, MT 59715 RE: Trinity Church, Informal Application, 21251 To Whom It May Concern, Thank you for your informal application to review the proposed development. City staff respectfully provides the following notes and suggestions to assist you with revisions on this potential future project. Please note that comments are preliminary and based on information provided. While we attempt to identify all issues during an informal review, please keep in mind that there may be other issues that arise during the formal review. If you have any questions, please do not hesitate to contact me at 582-2259. We look forward to helping you with the evolution of this project. Regards, Jacob Miller, Assistant Planner Department of Community Development Project Description: A 2 phase site plan for the construction of a church and other accessory facilities. Project Location: Diamond Estates Subdivision Ph. 2, S03, T02 S, R05E, Block 1, Lot 1 Recommendation: Informal comments only. All references below to the Bozeman Municipal Code, BMC. Applicant Questions 1. Are there any additional concerns or information we should be aware of in regards to providing the 60’-0” Access Easement? - Please see comments from Engineering. 2. Both Durston Road and Ferguson Ave are Landscape Block Frontages. Do we meet the Landscape Block Frontage Requirements? a. Yes, apart from the parking lot width on Durston which will require a departure. A departure request includes a fee and additional information describing how the proposed design treatments meet the intent of allowing the departure. Design Team Response: · Our masterplan shows our design intent for Phase 2. When Phase 2 commences and we submit our Site Plan Application for Phase 2, we will pursue a Departure Request for this parking layout. · As part of our masterplan preliminary design, we propose offsetting the parking lot approximately 95’-0” from the South property boundary along Durston Rd. and adding a landscape berm and plantings as shown on our Landscape Masterplan. The landscape berm and plantings will average approximately 30’ in width and 4’-6” in height, satisfying the requirements outlined per UDC 38.550.050.C. 3. The property is in an R-2 Zone. Currently the maximum height for an R-2 Zone is 40’-0” (38.320.020.E). We will be requesting additional height for the Sanctuary space. Given the current design provisions, do we meet the requirements for exceeding the maximum height limit? a. The proposed design is 5’ taller than the allowable height in R-2 which is not allowed. There are no mechanisms within the code to request additional height. As per CONR comments from March, 2020 there are elements such as spires or belfries that do not have height limitations and additionally, parapets are allowed to exceed height limits by 4’. As proposed this design cannot be approved. Design Team Response: · Per UDC section 38.350.050, “Places of public assembly in churches, schools and other permitted public and semi-public buildings may exceed the height limitations otherwise established in this chapter, provided that: o The portion of the building that exceeds the height limit must be limited to 10 percent of the total building footprint; and o For each one foot by which the height of such building exceeds the maximum height otherwise permitted in the district, its side and rear setbacks must be increased in width of depth by an additional one foot over the side and rear setbacks required in the district. · In our review meeting 7/29/2021, with the City of Bozeman, it was agreed the Sanctuary design outlined in the Informal Review meets code section 38.350.050 and will be allowed to exceed the maximum height in an R-2 zone given the two provisions outlined above are met. · Since Phase 2 is 5-10 years from the completion of Phase 1, we are not currently pursuing a Departure Request for the additional height. When Phase 2 commences and we submit our Site Plan Application for Phase 2, we will pursue a Departure Request for this additional height, barring no changes to the existing City code. 4. Trinity Church would like to include the Northern pedestrian trail system as part of Phase 1 development. a. Staff supports this. Design Team Response: · Agreed. This will be a great asset to the surrounding neighborhoods, providing a safe travel path to the area schools without interfering with Durston Rd. The Northern (East- West) trail is part of Phase 1, while the North/South trail connecting Flander’s Mill existing trail will be developed in Phase 2. 5. How much, if any, of the Northwest “Outdoor Activity Area” (Playground, Basketball Court, Pavillion, etc.) do we need to include in Phase 1? a. It is recommended to include enough open space to meet the needs of the first phase however there is not a requirement. Design Team Response: · For Phase 1, the Trinity community would like to include a 42’ x 50’ Basketball Court as well as a 30’ x 42’ pad for Gaga Ball. Please refer to our Phase 1 Site Plan. The remaining amenities (playground, pavilion, outdoor venue location) are proposed for Phase 2, funding dependent. Planning Division; Jacob Miller, jamiller@bozeman.net 406-582-2261 1. BMC 38.220.080.2.q – Phased site plans. Following construction of the first phase, the site must be regraded and reseeded. No spoil piles or other debris will be allowed. Occupancy will be contingent upon successfully cleaning up the site. a. Both the pedestrian trails must be constructed with phase I. Design Team Response: · Per our meeting 7/29/2021, we discussed the impact of Phase 2 construction on the proposed North-South trail. A compromise was reached with the City to install the East- West trail in Phase 1 and create the trail easements for the North-South trail with the understanding the North-South trail would be constructed during Phase 2. · Following construction of Phase 1, any disturbed landscape will be remediated to it’s natural state. 2. BMC 38.220.080 - Site plan submittal requirements. The application must meet the SP1 and PLS form requirements. Plans must include all property boundaries, setbacks, and easements annotated with dimensions shown correctly. Block frontages must be shown and annotated with dimensions and shown correctly. Include all existing public utilities, street and alley frontages with names and right-of-way dimensions, sidewalks, and parking facilities, annotated with correct dimensions. Provide annotated open space and snow storage areas. Design Team Response: · All items mentioned above are shown and annotated in our drawings. 3. BMC 38.320.030.C – Building height. The proposed building is taller than the allowable height of 40’. Church spires, belfries and other similar architectural features may extend into the maximum height limit, but as proposed this design is not approvable. Design Team Response: · Per UDC section 38.350.050, “Places of public assembly in churches, schools and other permitted public and semi-public buildings may exceed the height limitations otherwise established in this chapter, provided that: o The portion of the building that exceeds the height limit must be limited to 10 percent of the total building footprint; and o For each one foot by which the height of such building exceeds the maximum height otherwise permitted in the district, its side and rear setbacks must be increased in width of depth by an additional one foot over the side and rear setbacks required in the district. · In our review meeting 7/29/2021, with the City of Bozeman, it was agreed the Sanctuary design outlined in the Informal Review meets code section 38.350.050 and will be allowed to exceed the maximum height in an R-2 zone given the two provisions outlined above are met. Engineering Division, Lance Lehigh, llehigh@bozeman.net, 582-2284 APPLICANT COMMENTS: 1. Engineering does not have any concerns of the proposed sixty (60) feet of proposed public street and utility easement for Diamond Street. Please refer to the easement section on the requirements to provide the public street and utility easement. ENGINEERING COMMENTS: Phasing Plan detail 1. Bozeman Municipal Code (BMC) 38.230.100.A.12: If project phasing is proposed, please provide a detailed phasing plan with Site Plan submittal accompanied with exhibits that show how the development intends to build out. In addition, the phasing plan should clearly show sanitary sewer, water, storm, street, buildings, trails, and other critical infrastructure that is needed to support the specific phases of the development. Design Team Comments: · In our Formal Site Plan application, we’ve identified the extents of Phase 1 as well as a preliminary design for Phase 2, including sanitary sewer, water, storm, street, buildings, and trails associated with Phases 1 & 2. Due to the time between phases and the possible evolution of Trinity Church’s community and possible changes to the City Codes, Phase 2 is at the preliminary design stage. When the time comes to add Phase 2, we will build on the preliminary design outlined in this application. · Phase Two is anticipated within ten years, depending on Trinity Church’s growth and funding availability. Easements 1. BMC 38.410.060 (B) (2) Easements - The applicant must provide a ten foot utility easement (power, gas, communication, etc.) along the developments property frontage prior to Site Plan approval. The applicant may contact the Engineering Department to receive a copy of a utility easement template. Design Team Comments: · A 20-ft utility easements already exist along Durston Road and Ferguson Avenue adjacent to the Trinity Church site; additionally, there are 10-ft utility easements along the north and west boundaries as well. 2. BMC 38.410.060 Easements – The applicant must provide sixty (60) feet of public street and utility easement for the Diamond Street local street section prior to Site Plan Approval. The applicant may contact the Engineering Division to receive a copy of a public street and utility easement template. Design Team Comments: · Please see Easement Agreements in Formal Site Plan “Documents”. 3. BMC 38.410.060 (C) (1) Easements - The applicant must provide a twenty-five (25) foot trail corridor easement for the multi-use trail section prior to Site Plan Approval. A 25 feet wide public access easement is required for all class I trails. a. A smaller easement section could be acceptable if approved by the City’s Parks department in writing. b. The easement must be provided on both the North-South and East-West legs of the proposed trail corridor, the applicant should coordinate the easement with the adjacent property owner. Design Team Comments: · Please see Easement Agreements in Formal Site Plan “Documents”. 4. BMC 38.410.060 (C) (1) BMC 38.410.060 (C) (1) Easements – (Water and Sewer). The applicant must provide a thirty (30) foot public utility easement to accommodate both water and sewer mains prior to Site Plan Approval. The applicant may contact the Engineering Department to receive a copy of a utility easement template. Design Team Comments: · Per our meeting 7/29/21, we discussed the (30) foot public utility easement would be located within the (60) access easement and no additional would be required other than the (60) foot access easement. · Natural Resources BMC 38.410.100 (C) (4) Watercourse Setback - Where a development is crossed by or is adjacent to a watercourse, the developer must mitigate the impacts of the development on the watercourse. a. The development needs to show the watercourse setback on the plan set. A minimum 50-foot setback must be provided along both sides. b. The setback must include immediately adjacent wetlands (i.e., fringe). The buffer width must be extended by the width of the wetland. Design Team Comments: · Our Phase 1 Site Plan and Masterplan shows the required 50-foot setback from the center of the watercourse on the west side; the East side varies and contains the wetlands fringe. · The design team is in the process of obtaining permits for the pedestrian trail and bridge construction with the Army Corps of Engineers and the Gallatin County Conservation Corps. A 310 application is scheduled to be submitted to the Gallatin Conservation District for their December review. · The proposed bridge along the East/West trail will be located within the watercourse setback, but entirely outside of the wetland fringe. The disturbed areas of the watercourse setback will be revegetated with appropriate native plant material, per the guidelines outlined in UDC 38.410.100.A.2.F. Street Lighting 1. DSSP Standard Specifications for Lighting Materials and Installation Section XII – The applicant will need to verify existing street lighting for the proposed development. City standard street lights are required per the (arterial, collector, local) spacing requirements. The required intersection street light(s) shall be shown on the plans prior to site plan approval. Design Team Comments: · The existing street lights are shown on our Phase 1 and Masterplan Site plans. · We are not adding or modifying street lights in Phase 1. All proposed lighting is parking lot site lighting to be fed from new building. All existing street lighting is to remain. 2. DSSP Standard Specifications for Lighting Materials and Installation Section III – The applicant is advised all proposed street, pedestrian and pathway lighting shall be operated and maintained through the creation of a new SILD, through the annexation to an existing SILD, or through some other equivalent means approved by the City of Bozeman. The approval to create or annex to an SILD shall be granted prior to Occupancy. Design Team Comments: · There are no new proposed street, pedestrian or pathway lights in Phase 1. All existing street, pedestrian or pathway lighting to remain as is. 3. The applicant is advised that the lighting improvements will need to be reviewed as a separate infrastructure submittal. The site plan can be approved prior to infrastructure review, however, the following requirements must be satisfied with the infrastructure submittal. DSSP Section XVIII Submittal Requirements: 1. For Street Lighting submittals, provide luminaire cut sheets showing compliance with Table B. New Construction Lighting Design Guidance and Section XIII. Streetlight Luminaires. 2. For Pedestrian Lighting submittals, provide a Photometric Plan for new installations showing compliance with Table C. Pedestrian Lighting Guidance. Also provide luminaire cut sheets showing compliance with Section XIV. Pedestrian Luminaires. 3. Lighting calculations showing roadway luminance (comply with Table B), intersection illuminance (comply with Table A), sidewalk illuminance (Section XII – D), and light trespass (Section XII – D). The applicant is advised a Roadway Luminaire Submittal Form (contained within the DSSP) will be required with infrastructure review. The applicant is advised that the lighting improvements will need to be reviewed as a separate infrastructure submittal. The following requirements must be satisfied with the infrastructure submittal. Design Team Comments: · There are no new proposed street, pedestrian or pathway lights in Phase 1. All existing street, pedestrian or pathway lighting to remain as is. Payback 1. The subject property is located within the Valley West Sewer, Water, Street payback district boundary. The subject property did not participate in the original cost of construction of improvements and will be accessed a payback charge prior to subdivision or site plan review and approval. The applicant can contact Marcy Yeykal Myeykal@bozeman.net (City of Bozeman, Public Works) to determine associated payback costs. Design Team Comments: · We have reached out to Marcy Yeykal and received notification our Utility Payback fees. (Please see below) · Please let ThinkOne know the logistics of where to drop payment off and payable to whom. Stormwater 1. DSSP Section II (A) Drainage Policy – The applicant is advised that a stormwater drainage plan is required for all new developments. The applicant must satisfy the criteria outlined in the DSSP. The following are major considerations the applicant must address in the stormwater drainage plan prior to site plan approval. a. DSSP Section (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. b. DSSP Section (C) Water Quantity - The applicant must provide either on-site detention with release rates limited to predevelopment runoff rates or on-site retention. Retention ponds must be sized based on a 10-year, 2-hour storm intensity. c. Montana Post-Construction Storm Water BMP Design Guidance Manual Seasonal High Groundwater - The proposed project is located in an area that is known to have seasonally high groundwater. Engineering requires that the applicant confirm that 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. d. The applicant is advised that a public stormwater facility is located along Durston Road near the applicant’s proposed secondary North-South Trail. The applicant will need to coordinate with the City on the trail/stormwater facility. The applicant should contact Bob Murray BMurray@BOZEMAN.NET to get as-built information for the facility. Design Team Comments: · The drainage plan proposed will retain the 0.82” of rainfall generated from a 10-yr, 2-hr event, and store additional runoff until the pond over-tops and releases into the watercourse that has historically received these waters. Surface retention/detention is being proposed and neither the function nor required maintenance should be affected by high groundwater. The stormwater facility in the Durston Road ROW has been surveyed and shown on the site plan sheets. 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 (CIL) of water rights. Design Team Comments: · The preliminary Engineer’s Water Report estimates a domestic annual usage of 3.31 ac- ft; at $6,000/ac-ft, this translates into a $19,860 CIL fee. Wastewater 1. DSSP Section (V) (B) Sanitary Sewer System Design Criteria - The applicant must provide an estimate of the peak-hour sanitary sewer demand certified by a professional engineer for the proposed project. The City will analyze and determine if sewer capacity is available to accommodate the project. Design Team Comments: · In the preliminary Engineer’s Sewer Report, a peak hour estimate of the Trinity Church site (at full build-out) is 12.3 gallons per minute. Water 1. DSSP Section (V) (A) Main Size -The applicant is advised that the subject property is located in the northwestern (4975 HGL) pressure zone. Water pressures around the subject property vary from 80 to 90 psi. The water distribution system must be designed to meet the maximum day demand plus fire flow and the peak hour demand requirements upon future development. The applicant is advised that water connections to the subject property will most likely need to be taken from North Ferguson Ave and not from Durston. All additions to the water system will be designed and installed in accordance with the Montana Department of Environmental Quality Circular 1; Montana Public Works Standards and Specifications (MPWSS); City of Bozeman Modifications to MPWSS; and the City’s most recent Water Facility Plan. Design Team Comments: · An 8” water main has been extended off of Ferguson Avenue, as requested. The existing PRVs are shown on our plans. The water main extension will be designed and installed per DEQ, MPWSS, and COB’s Modifications to MPWSS, as requested above. Transportation 1. BMC 38.220.060 (A) (12) Traffic Generation - A traffic impact study will be required based on the number of peak/hour trips 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 site is fully developed. a. The applicant must coordinate with the engineering department on the overall scope of the analysis prior to site plan submittal. Design Team Comments: · Per our meeting 7/29/21, we discussed providing City Engineering with a Daily Usage Report for Phase 1, and acknowledge a formal traffic impact study will likely be required for Phase 2 development. · Please see Trinity’s Daily Usage Report included in the “Documents” section of our Formal Site Plan package. · Please see Trip Generation Report included in the “Documents” section of our Formal Site Plan package. 1. BMC 38.400.010 (A) (1) Streets, General – Relation to undeveloped areas. The proposed internal roadway must be extended to the west side of the property to accommodate future street grid needs. a. The applicant has met with City management to discuss the extension of Diamond Street. The applicant formally requested that Diamond Street not be constructed to the western edge of the subject property as part of the future development of the site. In exchange for not constructing Diamond Street, the applicant has proposed to construct an east-west 10 foot multi-use path along the properties northern boundary that would extend through the neighboring Christ the King Lutheran Church, ultimately connecting to Flanders Mill road. Engineering and Planning are in agreement with the proposed request and layout shown in the provided informal materials, however, the following conditions must be satisfied prior to site plan approval. i. The applicant must provide a 60 foot Public Street and Utility easement for Diamond Street. · Please see 60 foot Easement documentation included in “Documents”. ii. The applicant must provide a response to the following criteria of review (BMC 38.250.080) for the alteration of the standard. 1. Approval of the request will not be detrimental to the public health, safety, or general welfare, or be injurious to other adjoining properties; 2. Because of the particular physical surroundings, shape or topographical conditions of the specific property involved, an undue hardship to the owner would result if strict interpretation of this chapter is enforced; 3. Approval of the request will not cause a substantial increase in public costs; and 4. Approval of the request will not, in any manner, place the subdivision in nonconformance with any other provisions of this chapter or with the city's growth policy. · Since we’re providing an 60-ft easement, we presume this is not required. iii. A City of Bozeman encroachment permit will need to be obtained for items that will be located within Diamond Street ROW and in place prior to site plan approval. · The owners are willing to provide an encroachment easement to items identified in the site plan process, as requested by the City of Bozeman. iv. A 25 foot trail east-west corridor easement must be provided for the entire trail section as depicted in the provided informal application materials. · Please see “25 foot East-West Corridor Easement” documentation included in the “Documents” section of our submittal. v. A 25 foot trail north-south corridor easement must be provided for the entire trail section as depicted in the provided informal application materials. · Please see “25 foot North-South Corridor Easement” documentation included in the “Documents” section of our submittal. vi. The east-west trail corridor must be constructed with Phase 1 of the development as presented in the informal application. As presented, it is unclear when the north-south trail is proposed to be constructed. The proposed character of the trail sections offered in the informal is acceptable by the City. · Per our Phase 1 Site Plan, the East-West asphalt trail is included in Phase 1, however, the North-South trail would be significantly impacted by Phase 2 construction. We do have the easement documentation in place for the North-South trail, but propose it’s construction with Phase 2. vii. The applicant must provide written evidence that they have given notice to Christ the King Church that Diamond Street is proposed to not be constructed to the adjacent property boundary at this time, however ROW will be provided on the subject property to allow the future extension of Diamond Street, if necessary at the time of redevelopment. · Please see written agreement between Christ the King and Trinity Church acknowledging the creation of the East-West trail across their property as well as the 60-foot access easement. Included in “Documents” section of Formal Site Plan submittal. viii. The applicant’s proposed east-west trail connects Ferguson Ave to Flanders Mill Rd, however, it is unclear how pedestrian movement will safely cross Flanders Mill Rd given that no pedestrian facilities are currently adjacent to Christ the King Church. The applicant is advised that mid-block crossing are discourage. At this point the applicant needs to provide additional information on how multi- modal forms of transportation will be able to safely utilize the east-west facility once a person reaches Flanders Mill Road. Connectivity to the adjacent property appears to have a 10 foot multi-use trail, which should be considered given the adjacent land use and transportation needs in the region (i.e. Meadowlark School, Gallatin High School, The County Regional Park, The Bozeman Sports Park). Design Team Comments: · To address the safety concerns once users reach the intersection of the proposed East- West trail and Flander’s Mill, we’ve added a crosswalk allowing users to then use the existing North-South sidewalk to navigate to Meadowlark Elementary, Gallatin High School, and other surrounding facilities. · The design team has reached out to the Bozeman School District to get their input on this item, but have not heard back. Conditions of Approval 1. The applicant must provide and file with the County Clerk and Recorder's office executed Waivers of Right to Protest Creation of Special Improvement Districts (SID’s) or special districts for the following, if not already filed: a. Street improvements to Durston Road including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. b. Street improvements to North Ferguson Ave including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. c. Intersection improvements at Durston Road and North Ferguson Avenue including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. d. Intersection improvements at Durston Road and Flanders Mill Road including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. e. Intersection improvements at Flanders Mill Road and West Oak Street including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. f. Intersection improvements at Ferguson Ave and West Oak Street including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. The document filed must specify that in the event an SID is not utilized for the completion of these improvements, the developer agrees to participate in an alternate financing method for the completion of said improvements on a fair share, proportionate basis as determined by square footage of property, taxable valuation of the property, traffic contribution from the development, or a combination thereof. The applicant must provide a copy of the filed SID waiver prior to site plan approval. Design Team Comments: · Please advise on how to prepare our waiver of rights and the necessary steps to complete this step. We understand this is a requirement for site plan approval and will work with the City and Trinity to ensure its completion. ENGINEERING ADVISORY COMMENTS: 1. The applicant is advised that an underground stormwater detention system is located along Durston Road in the boulevard near the subject properties southwest corner. The applicant is advised that landscaping cannot be planted around these facilities. The applicant must show the location of this facility on future site plan applications. Design Team Comments: · The underground stormwater detention system has been surveyed and is shown correctly in the site plan application. Street trees have been avoided in this area. 2. The applicant is advised that engineering is in agreement with the proposed 10 foot wide paved bike/multi-use trail along Ferguson Ave. Design Team Comments: · Thank you! We are excited about this project and the added trail which we hope is a neighborhood benefit and allows kids/families/individuals a safe path to enjoy the surrounding areas. These Divisions did not provide comment. Contact reviewers directly with individual questions. Parks and Recreation; Addi Jadin, ajadin@bozeman.net, 406-582-2908 Sustainability Division; Natalie Meyer, nmeyer@bozeman.net, 406-582-2317 Water Conservation; Jessica Ahlstrom, jahlstrom@bozeman.net, 406-582-2265 Stormwater Division; Adam Oliver, aoliver@bozeman.net, 406-582-2916 Forestry Division; Alex Nordquest, anordquest@bozeman.net, 406-582-3205 NorthWestern Energy; Cammy Dooley, cammy.dooley@northwestern.com Fire Department; Scott Mueller, smueller@bozeman.net, 406-582-2386 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.